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HomeMy WebLinkAbout03/14/2018 P&Z Packet CITY OF LINO LAKES PLANNING & ZONING BOARD MEETING Wednesday, March 14, 2018 6:00 PM Council Chambers AGENDA Please be courteous and silence all electronic devices during the meeting. PLANNING & ZONING BOARD WORK SESSION 6:00 PM 1. COMPREHENSIVE PLAN DISCUSSION a. Draft 2040 Comprehensive Plan Presentation PLANNING & ZONING BOARD REGULAR MEETING 6:30 PM 1. CALL TO ORDER AND ROLL CALL 2. APPROVAL OF AGENDA 3. APPROVAL OF MINUTES: February 14, 2018 4. OPEN MIKE 5. ACTION ITEMS A. Continued Public Hearing: Nature’s Refuge Rezoning and PUD Development Stage Plan/Preliminary Plat B. Eastern Heights PUD Concept Plan Review C. Public Hearing: Distinctive Elements Tile and Design Conditional Use Permit and Site Plan Review D. Public Hearing: Love to Grow On Conditional Use Permit, Variances and Site Plan Review E. Public Hearing: Main Street Shoppes 2nd Addition Preliminary Plat and Site Plan Review 6. DISCUSSION ITEMS A. Project Updates 7. ADJOURN City of Lino Lakes Planning & Zoning Board MEETING GUIDELINES Open Mike – The purpose of a Board Meeting is to accomplish the business of the city. When presenting at a meeting please remember to be respectful, and follow these guidelines:  Please address the meeting chair.  State your name and address for the record.  Please observe a 4-minute limit.  The topic must relate to city business.  Open Mike is for items not on the agenda.  A spokesperson must represent a group of five or more – groups will have 8 minutes.  The Presiding Officer may limit duplicative presentations.  Remember, the meeting is to discuss city business only. Public Hearing - Held as a separate item of business on the agenda. The public hearing segment is your opportunity to tell the Board how you feel about issues scheduled to be heard. Typically, a hearing follows these steps:  The Presiding Officer (Chair or Vice-Chair) will announce the proposal to be reviewed and ask for the staff report. The presiding Officer shall maintain strict order and etiquette at all meetings.  Staff will present their report on the proposal.  Board members will then ask City Staff questions about the proposal.  The Presiding Officer will then open up the public hearing for anyone present who wishes to comment on the proposal. This is the time for the public to make comments or ask questions about the proposal. Comments should be limited to four (4) minutes unless further time is granted by the Presiding Officer. All comments should be directed to the Board as a body and not to any individual Board Member or City Staff Member unless permission is granted by the Presiding Officer. No person shall be permitted to enter into any discussion, either directly or through a member of the Board without the permission of the Presiding Officer.  After everyone in the audience wishing to speak has given his/her comments, the Presiding Officer shall close the public hearing.  The Board will then discuss the proposal. No further public comments are allowed.  The Board will then make a recommendation(s) and/or a decision. When you are called upon for your comments, please step to the microphone at the podium and state your name and address for the record. Occasionally, the Board may continue a hearing to another meeting before taking action. Meeting Etiquette The Planning & Zoning Board must preserve order and decorum while the meeting is in session. A resident shall not, by conversation or otherwise, delay or interrupt the proceedings or the business of the Board, nor disturb any resident or Board Member while speaking or refuse to obey the orders of the Board. Meeting guidelines on reverse side. DRAFT MINUTES CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES PLANNING & ZONING BOARD REGULAR MEETING I. CALL TO ORDER AND ROLL CALL Vice Chair Root called the Lino Lakes Planning and Zoning Board meeting to order at 6:31 p.m. on February 14, 2018. II. APROVAL OF AGENDA The Agenda was approved as presented. Mr. Evenson made a MOTION to approve the presented agenda. Motion was supported by Mr. Stimpson. Motion carried 4 – 0. III. APPROVAL OF MINUTES Mr. Stimpson made a MOTION to approve the November 8, 2017 and December 13, 2017 Meeting Minutes. Motion was supported by Mr. Laden. Motion carried 4 - 0. IV. OPEN MIKE Vice Chair Root declared Open Mike at 6:32 p.m. Mr. Evenson made a MOTION to open the Open Mike item on the agenda. Motion was supported by Mr. Stimpson. Motion carried 4-0. No one was present to speak. DATE : February 14, 2018 TIME STARTED : 6:31 P.M. TIME ENDED : 9:02 P.M. MEMBERS PRESENT : Perry Laden, Neil Evenson, Michael Root (Vice Chair), Jeremy Stimpson MEMBERS ABSENT : Paul Tralle (Chair) STAFF PRESENT : Michael Grochala, Katie Larsen, Diane Hankee, Mara Strand Planning & Zoning Board February 14, 2017 Page 2 DRAFT MINUTES Mr. Evenson made a MOTION to close Open Mike at 6:33 p.m. Motion was supported by Mr. Laden. Motion carried 4- 0. V. ACTION ITEMS A. Public Hearing; Nature’s Refuge Rezoning and PUD Development Stage Plan/Preliminary Plat City Planner, Katie Larsen, presented the staff report. The proposed residential development is a 60 lot single family conservation subdivision located north of Main Street and west of Lino Lakes Elementary School. It contains 3 parcels totaling approximately 95 gross acres. Board questions/comments • Mr. Evenson asked about the neighborhoods to the north o Ms. Larsen stated that it is critical the utilities get studded at this point and gets north of the ditch to set the neighborhood up to the north for development • Mr. Evenson expressed concern about school busses going through the neighborhoods • Mr. Laden asked if the rare plant survey was required o Ms. Larsen stated that the focus of the preservation is to the northeast and they are submitted a threatened species application to the DNR • Mr. Laden asked about lot depths o Ms. Larsen stated that the lots that were not meeting the requirements were not abutting the wetland o Mr. Laden suggested making the lots smaller that abut the wetlands • Mr. Laden stated that the landscape buffer currently goes through lot pads • Mr. Stimpson asked about the homes that are along Woodduck Trail and the view they would have due to the elevation changes o Ms. Larsen stated that the two lots at the end of the cul-de-sac have a deeper drainage and utility easement • Mr. Stimpson asked about the depths of the ponds o Ms. Hankee stated that there is a request to the applicant that they include the concern of the water table and how these are altered and addressed • Vice Chair Root asked about an acceleration lane o Ms. Hankee stated that, in addition to the turn lanes, they request that the applicant look at internal and designated turn lanes – the traffic study did not include traffic coming from the north o Ms. Hankee stated that Anoka County does not do acceleration lanes Vice Chair Root opened the Public Hearing at 7:12 p.m. John Burch, 8114 Woodduck Trail and 8024 Woodduck Trail Planning & Zoning Board February 14, 2017 Page 3 DRAFT MINUTES • Appreciated Mr. Stimpson’s comment about the view • Easement from the trail to Woodduck Trail • Street C dead ends at the end of 8024 Woodduck Trail but planned to continue in the future • Planned traffic control changes Dr. Randy Winkler, 8045 Woodduck Trail • Meeting on Valentine’s Day night and Ash Wednesday • Caucus did not receive public hearing notice • Meeting not on reader board • Difficult turning onto Main Street • Environmental impact • Wells and water tables • Several new developments going on in the area • How does this effect resident property taxes Tim Kessler, 601 Main Street • Previously crop land • East of property, 8-12 inches of water • Take into consideration tree removal • Time line of this project Vice Chair Root addressed resident comments • Bike lane and trail along Main Street o Ms. Larsen stated the trail would be constructed along Main where the project is constructed and possibly to Woodduck Trail if feasible o Mr. Grochala stated that the City would be using the City’s existing right of way • Street C continues to Woodduck Trail o Ms. Larsen stated that it is up to the property owner, not a City driven project o Mr. Stimpson stated that there should be minimal traffic going to the dead end o Ms. Larsen stated the City was cognitive where the road extension is aligned • Joe Laforte, 8045 Woodduck Trail, asked for the purpose of entering off of Woodduck Trail due to the extension • Dr. Winkler stated that the design seems wrong • Mr. Grochala stated that they need to provide opportunity for access with the development and looking towards what it will happen in the future • Mr. Laden stated that having a connection here provides an alternative route to get onto Main Street • Mr. Laforte stated that it is dangerous to turn left onto Main from Woodduck Trail Planning & Zoning Board February 14, 2017 Page 4 DRAFT MINUTES • Mr. Grochala addressed the overall access management plan for Main Street • Vice Chair Root restated that the City is looking at this as a system • Tim Clift, 8064 Woodduck Trail, would like to see 40 mph moved down towards 4th Street in the interim o Vice Chair Root stated that speed limits are set by the State • Time of meeting issue and letters o Letters were sent within 600 feet of property o Planning and Zoning meetings are regularly scheduled for the 2nd Wednesday of the month o Public hearings are not displayed on reader board • Environmental impact – there will be an environmental impact but there is a threshold • Concern about water table o Ms. Hankee stated the City has requested additional information o Mr. Laforte stated the need to look at future developments and their impact • Dr. Winkler acknowledged the depth of the ponds o Mr. Hankee stated that ponds are designed per state requirements o Dr. Winkler where the water is going to come from  Ms. Hankee stated that it equalizes o Brian Krystofiak, Carlson McCain, stated they would be digging into the water table, the water table will not change after it stabilizes • Mr. Burch asked who makes the decision to continue Road C to Woodduck Trail o Ms. Larsen stated the property owner • Some trees will be replace but the majority will stay • Development timeline o Keith Duffy, Citywide Development, have to get though the approval process, not looking to phase out • Property taxes o Mr. Grochala stated that there are no property tax impacts • Mr. Laden asked if a new round of letters would go out o Ms. Larsen stated that new letters would not go out Mr. Stimpson made a MOTION to continue the Public Hearing regarding Nature’s Refuge. Motion was supported by Mr. Laden. Motion carried 4 – 0 VI. DISCUSSION ITEMS A. Comprehensive Plan Update – Land Use Plan, Mixed Use Classification Ms. Lindahl, Landform, presented the staff report Mixed Use Land Use Classification Planning & Zoning Board February 14, 2017 Page 5 DRAFT MINUTES • The adopted 2030 Future Land Use Plan included a Mixed Use Land Use Classification • The draft 2040 Comprehensive Plan retains these Mixed Use areas and adds one on the east side of town • The Draft 2040 Comprehensive Plan expands the description of each mixed use area to describe what the City expects • Mixed Use is a broad term – it may mean a mix of land uses in the district/development (different residential types or a mix of commercial and residential), it may mean a mix of land uses in a single structure (such as commercial and residential), may be horizontal or vertical mixed use, our plan is designed for flexibility, intended to create more compact and walkable developments, intended to allow more creative design and developments with a “sense of place”, helps the City meet its affordable housing goals (8+ units per acre) Board questions/comments • Mr. Grochala stated one of the questions that comes up is if it’s mixed use, does it have to have multiple classifications? • Mr. Stimpson stated examples o Lake Drive and 77th Avenue – fully developed into single use of senior housing, it was a 3 acre mixed use property o Lake Drive and Vicky Lane – 5 acre vacant parcel o Does Lake Drive and 77th Avenue rightfully identify as mixed use? • Mr. Grochala stated the assisted living complex was part of 40 acre mixed use parcel which was part of 80 acre town center mixed use • Mr. Grochala addressed Lake Drive and Vicky Lane – How does this get developed? Allow for flexibility • Mr. Laden disagreed with some parts of the definition o Some properties shouldn’t be all residential o Take out market verbiage – should be the goals of the city and deal with market when it comes in o Not to state specific percentages • Mr. Grochala addressed 49/J area o Conversation regarding what the corner of 49/J should be guided • Mr. Laden suggested guiding as mixed use o Mr. Stimpson stated that going to a mixed use zoning district would allow for abuse • Mr. Grochala stated it’s flexible but allows for the most control, the City has control to determine if it meets our goals • Mr. Lindahl stated that mixed use gives you opportunity to negotiate • Mr. Grochala stated that the Board and Council have the discretion and to not lose sight of who are the decision makers o Board has to be comfortable with saying no with the goals of a specific site • Mr. Evenson stated that the table is a good start Planning & Zoning Board February 14, 2017 Page 6 DRAFT MINUTES • Review of mixed use sites o Hodgson Road (CSAH 49) & County Road J (Ash Street)  Follow master plan  49/J zoned at GB, guided Mixed Use o Robinson Farm/Main Street & 2nd Avenue  75% residential/25% commercial o Lake Drive/Main Street  Can go 100% residential or 100% commercial o Lake Drive and Vicky Lane  Can go 100% residential or 100% commercial o Lake Drive/77th Avenue  Already developed o Lino Lakes Town Center/Legacy at Woods Edge  Follow master plan o Waldoch Farms o Centerville Road/Birch Street  Has to have commercial – 80%/20% o Watermark Site  No discussion o Centerville Road/County Road J (Ash Street)  Has to have commercial o Winter Property  50% commercial, 50% residential o 80th Street West of I 35-E and south of Hardwood Creek  Has to have commercial • Ms. Larsen asked if there should be text added if there is deviation from the plan, there will need to a comp plan amendment B. 2017 Year in Review C. Project Updates a. Four (4) land use applications will come to the Planning and Zoning Board Meeting in March b. Legacy Property conversations continue c. Watermark meeting this week d. Lino Airpark driveway discussions to provide site flexibility VII. ADJOURNMENT Mr. Evenson made a MOTION to adjourn the meeting at 9:02 p.m. Motion was supported by Mr. Stimpson. Motion carried 4 - 0. Respectfully submitted, Mara Strand Community Development Administrative Assistant 1 PLANNING & ZONING BOARD AGENDA ITEM 1A STAFF ORIGINATOR: Michael Grochala, Community Development Director P & Z MEETING DATE: March 14, 2018 REQUEST: 2040 Comprehensive Plan Update Discussion: Draft 2040 Plan distribution CASE NUMBER: N/A APPLICANTS: City of Lino Lakes. REVIEW SCHEDULE: N/A BACKGROUND Landform will be present to present the draft 2040 Comprehensive Plan. A copy of the draft document will be distributed at the meeting. RECOMMENDATION Discussion item only. ATTACHMENTS 1. Landform Memorandum, dated March 9, 2018 Lino Lakes 2040 Comprehensive Plan Update City Council re: Mixed Use 1 March 14, 2018 Date: March 9, 2018 for the March 14, 2018 Meeting To: Lino Lakes Planning & Zoning Board From: Kendra Lindahl, AICP Landform Professional Services Subject: 2040 Comprehensive Plan Update Background The Comprehensive Plan is the City Council’s vision for development in Lino Lakes. Although it is a physical plan, it is a reflection of the community's social and economic values. These values are translated into the type of land use the City desires and programs regarding economic development, housing, parks, transportation and other key areas. The Comprehensive Plan helps communities determine how to plan for investment in sewer, water, roads, parks, and other infrastructure. When evaluating how land will be used in the future, communities also consider housing needs, employment patterns, recreational space and commercial activities. Planning where different uses will go helps communities maximize efficient delivery of services to businesses and residents, which helps manage costs. Identifying land uses provides a guide to the City to tell them if a development is located on a parcel that is consistent with the infrastructure and city services provided to that area. When the City adopts the Comprehensive Plan, it provides general guidance to landowners about how the City expects the land to develop. The City Council must then adopt a Zoning Map and Zoning Ordinance standards to implement that plan and begin work on other implementation items. Process The City kicked off the 2040 update process with a Joint Council/Board meeting on May 15, 2017. The Council and Boards completed a SWOT (strengths, weaknesses, opportunities and threats) analysis and visioning process. The direction from the Council was that no major changes were desired and the Council directed staff to work with Planning & Zoning Board to work through the updates. Staff has been meeting with the P&Z Board monthly to provide updates and gather direction on different chapters. Staff has also met with other boards and the City Council throughout the process. There were two public open house/outreach events for the public. The city created a website and a My Sidewalk page to provide information and opportunities for feedback on the plan. The final open house in the work schedule is planned for April 3rd. Summary There are few significant changes in the Comprehensive Plan update. The most significant change is in the document format, which was updated to add more graphics, photos and tables to help make the document more readable. The document was reorganized and edited to eliminate redundancies. Lino Lakes 2040 Comprehensive Plan Update City Council re: Mixed Use 2 March 14, 2018 The document is intended to be accessed online and will have active links and bookmarks that will allow users to move more easily through the document. A summary of the document chapters follows: Community Background This chapter provides background information for the document, including the most current information about natural resources, cultural resources and the planning process used in the 2040 Comprehensive Plan update. Land Use There are no new residential land use classifications proposed in the 2040 Future Land Use Plan, therefore, staff believes that the existing zoning districts are still appropriate. However, we are proposing the addition of a new Business Campus land use designation and the Council will need to establish a new district and standards. We recommend that the Planning & Zoning Board and City Council review all districts following adoption of the Comprehensive Plan to ensure that the development standards are consistent with Council goals as outlined in the Comprehensive Plan. Mixed Use Description The term “mixed use” is used in a variety of ways in local plans and ordinances. It is a commonly used land use designation in many cities and is a part of the current Lino Lakes Comprehensive Plan. Mixed use may mean that land uses not typically allowed together in single-use districts (such as residential and commercial) are permitted, or possibly required, in a single structure, on a single lot, or within a single development. In Lino Lakes’ plan, the mixed use district is used for flexibility where there are unique site characteristics or where the City anticipates that the market will demand a different type of development. Development may be mixed vertically, consisting of main floor commercial space with office or housing units located above, or development may be mixed horizontally on a particular site. Each area is unique, and will be planned to be compatible with the surrounding land uses. Flexibility to respond to the needs of a particular location will mean that one site may be developed entirely for a single use in certain areas if the city’s goals for the area are met. Mixed use areas also address the city’s required goals for affordable and lifecycle housing. They are the only areas in the city allowing residential densities of eight units per acre or higher. Mixing residential and commercial uses in these areas will provide employment opportunities for residents, increase convenient access to retail opportunities, and especially serve the needs of senior and lower income residents who may reside in these areas. Mixed Use Sites The 2040 Future Land Use Plan identifies areas for mixed use development. Table 3-4 of the draft plan lists each area along with the expected split between residential and commercial uses, and information about the city’s goals for each site. Nine of the mixed use areas are existing today on the adopted 2030 Future Land Use Plan. Lino Lakes 2040 Comprehensive Plan Update City Council re: Mixed Use 3 March 14, 2018 • One property (Waldoch Farms) was added to the 2040 Future Land Use Plan. It was identified as Mixed Use on the 2030 Full Build Out Future Land Use Map, but the phasing plan changes where requested by landowner. The P&Z Board recommended approval of the requested phasing change and it is now shown on the 2040 Future Land Use Plan. • One new mixed use area was added to the 2040 Future Land Use Plan at City Council direction. The Winter Property was discussed by the City Council on several occasions. At their February 5th meeting, the City Council directed staff to modify the criteria for development of the Winter property to designate it as mixed use. The new recommendation from the Council is shown on Table 3-4 in the draft land use chapter attachment. • The City approved a Comprehensive Plan Amend for the Watermark in 2016 to change the northwest 10 acres of the site to Mixed Use like the remainder the development. One additional area was identified in the Full Build Out Land Use Plan for development post-2040. • The location is near 80th Street West of I-35E and south of Hardwood Creek, in the northeastern part of the city. Due to the proposed interchange at I-35E/80th and the planned northerly by-pass, the area will experience significant impact that makes it less desirable for low density residential uses. Staff is recommending that the area be reclassified from Low Density Residential and Medium Density Residential to Mixed Use to allow a variety of housing and commercial uses that may be more compatible with transportation network improvements and the adjacent planned Business Campus land uses. Housing The housing chapter was updated to reflect the current housing supply in the City and reflect the current housing goals as determined by the Metropolitan Council. Economic Development The plan was updated to reflect current trends and employment in the City. Transportation The plan was updated to incorporate safe streets policies that emphasize transportation corridors for automobiles, bicycles and pedestrians. Staff also updated to ensure it was well coordinated with other chapters and reflects current Council policies. Local Water Management Plan This chapter is a summary of the Local Water Management Plan that is currently under review at Rice Creek Watershed. The entire document will be included in Appendix A. Sanitary Sewer and Water Supply The updates to both of these chapters to reflect current Council policy. The documents incorporate the City’s water conservation goals. Lino Lakes 2040 Comprehensive Plan Update City Council re: Mixed Use 4 March 14, 2018 Parks, Greenways and Trails There were significant organizational changes to this chapter to make it more readable and usable. More graphics were incorporated and action items related to parks were moved to the implementation chapter to be consistent with the rest of the document. Community Facilities This chapter inventories existing facilities and future community facility needs. Implementation The community’s vision for the future will be realized only if the plan is implemented. The purpose of this section is to provide guidance on using the plan. Using the plan requires balancing the community aspirations and adapting to conditions that will change over the life of the plan. It also provides a “to-do list” of work the city should do to ensure that the plan is implemented in the future. Next Steps The adopted schedule includes the following next steps: • A copy of the full draft 2040 Comprehensive Plan will be provided to the Planning & Zoning Board at the March 14th board meeting. Staff will provide an update on key changes. • The Council will review the draft on April 2nd and provide direction on the existing Mixed Use Land Use designation. • The open house to present the Draft 2040 Comprehensive Plan is scheduled for April 3rd. • The Public Hearing is scheduled for the May 9th P&Z Board meeting and Council adoption on at the June 11th meeting. However, this schedule could change based on the Council discussion on April 2nd. Staff will provide a summary of the Comprehensive Plan at the March 14th meeting, but no action is requested at that meeting. 1 PLANNING & ZONING BOARD AGENDA ITEM 5A STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: March 14, 2018 REQUEST: Continued Public Hearing, Nature’s Refuge 1. Rezoning 2. PUD Development Stage Plan/Preliminary Plat CASE NUMBER: RZ2018-001 PD2018-001 PP2018-001 APPLICANT: Preferred Builders, Inc. Attn: Pete Kocisak 10500 Bren Road Minnetonka, MN 55343 OWNER: Same REVIEW DEADLINE: Complete Application Date: January 8, 2018 60-Day Review Deadline: March 9, 2018 60-Day Extension Deadline: May 8, 2018 Environmental Board Meeting: January 31, 2018 Park Board Meeting: February 5, 2018 Planning & Zoning Board Meeting: February 14, 2018 March 14, 2018 April 11, 2018 Tentative City Council Work Session: May 7, 2018 Tentative City Council Meeting: May 14, 2018 BACKGROUND The applicant submitted a land use application on January 8, 2018 for rezoning and PUD Development Stage/Preliminary Plat review. The proposed residential development is a 60 lot single family conservation subdivision located north of Main Street and west of Lino Lakes Elementary School. It contains 3 parcels totaling approximately 95 gross acres. The development is called Nature’s Refuge. 2 The Land Use Applications are: • Rezone property from R-1, Single Family Residential to PUD, Planned Unit Development • PUD Development Stage Plan/Preliminary Plat The Planning & Zoning Board held a public hearing on February 14, 2018 and motioned to continue the public hearing to allow time for staff and the developer to address issues brought forward during the meeting. The developer is still working on revising the plans. ANALYSIS None. RECOMMENDATION Staff recommends continuing the February 14, 2018 public hearing. The hearing is tentatively scheduled to be continued to the April 11, 2018 Planning & Zoning Board meeting. ATTACHMENTS None. 1 PLANNING & ZONING BOARD AGENDA ITEM 5B STAFF ORIGINATOR: Mike Grochala, Community Development Director Mary Matze, Consulting Planner P & Z MEETING DATE: March 14, 2018 REQUEST: PUD Concept Plan Review Eastern Heights CASE NUMBER: PC2018-001 APPLICANT: Hampton Properties Joel Larson 1341 County Road D Circle Vadnais Heights, MN 55109 OWNERS: R.L. Co., LLC 7241 Ohms Lane, Suite 275 Edina, MN 55439 REVIEW DEADLINE: Complete Application Date: February 12, 2018 60-Day Review Deadline: April 13, 2018 60-Day Extension: June 12, 2018 Environmental Board Meeting: February 28, 2018 Park Board Meeting: March 5, 2018 Planning & Zoning Board Meeting: March 14, 2018 Tentative City Council Work Session: April 2, 2018 Tentative City Council Meeting: April 9, 2018 BACKGROUND Hampton Properties submitted a PUD Concept Plan to allow for a Master Planned residential community located west of CSAH 49/Hodgson Road and North of CSAH 32 / Ash Street (County Road J) on a 17.33-acre parcel. 2 The site lies within the Mixed Use land use district originally established by the City Council as part of the 2020 Comprehensive Plan adopted in 2001. A master plan for the area was developed and approved by the City Council in 2007. Staff met with the property owner and the developers several times in 2017, and the City has discussed previous versions of the plans at the November 6, 2017 Council Work Session, the November 8, 2017 Planning & Zoning Board Meeting and the December 4, 2017 Council Work Session. Staff raised the following concerns in the staff reports for those meetings: • While staff is generally supportive of townhome development at this site, the City is looking for very high quality architectural treatment of the proposed buildings. • The City is looking for incorporation of site amenities that will catalyze redevelopment of the surrounding properties. These concerns still exist and will be further discussed throughout this staff report. Future land use applications may include: • Rezone property from GB, General Business to PUD, Planned Unit Development • PUD Development Stage Plan/Preliminary Plat • PUD Final Plan/Final Plat The staff report is based on the following information: Project Narrative, prepared by Hampton Properties, dated 02/12/18. ALTA survey, prepared by Passe Engineering, Inc., dated 05/10/2006. Eastern Heights Concept Plan, prepared by Carlson McCain, dated 02/12/18. Market Assessment, prepared by Maxfield Research & Consulting, dated 02/24/2016. ANALYSIS Existing Site Conditions The 17.33-acre site is currently occupied by a single family residence. Adjacent uses include single-family residential development on the north and west and commercial uses to the east and south. The current land cover is a mix of forest, cultivated, and herbaceous groundcover. A wetland is shown by the applicant in the northwest corner of the site. Aerial photos show that a large portion of the site is covered by trees. A three-phase overhead power line runs along the eastern boundary of the property line within the existing Hodgson Road right-of-way. Zoning and Land Use 3 Current Zoning GB, General Business Current Land Use Single Family Residence (rental) 2030 Future Land Use Mixed Use (Hodgson and County Road J Master Plan) Utility Staging Area Stage 1A (2008-2015) Surrounding Zoning and Land Use Direction Zoning Current Land Use Future Land Use North R-X, Rural Executive Single-Family Residential Low Density Residential South GB, General Business Commercial N/A - Shoreview East GB, General Business Commercial and Rural Residential Mixed Use West R1-X, Single Family Executive Single-Family Residential Low Density Residential Hodgson Road & CR J Master Planning Study The property is guided by the Hodgson Road & CR J Master Planning Study (the Master Plan), which was approved in 2007, adopted as part of the 2030 Comprehensive Plan. The Master Plan anticipated a mix of residential and commercial uses on the site, specifically noting that the mixed use district “would allow for, though not mandate, the inclusion of residential units, possibly in multi-story buildings. This would provide customers for the commercial development, and the commercial services would be convenient to the residents.” The Master Plan identified planning and redevelopment requirements related to site configuration, transportation and access, trails and open space, municipal utilities, site design and urban form and stormwater management that should be incorporated into proposed developments. Specific items included: • Design new streets and intersections to be safe and pedestrian friendly. • Provide green buffers around residential. • Connect to existing and proposed trails. • Plan for a mix of housing types. • Manage and filter storm water runoff • Connect neighborhood to local commercial with trails and sidewalks. The Master Plan generally envisions townhome housing on the north and west portions of the site with a mix of higher density residential and commercial uses southern portions of 4 the site. The Master Plan also envisions a mix of residential and commercial housing on property east of Hodgson Road. The Master Plan notes that “individual site layouts and uses are to be determined as part of the development review process.” While the applicants proposed concept plans do not propose commercial development on the eastern side of the property, adjacent to Hodgson Road, commercial development is still possible on the southwest corner of the Master Plan area. Commercial development on adjacent properties in the southern portion of the Master Plan area is not proposed with this application. The Master Plan gives the City flexibility to approve master plans that meet the purposes and intent of the Master Plan. Therefore, the City could approve these residential uses on this portion of the PUD and continue to plan for commercial uses south of here when redevelopment is proposed. While there is no commercial proposed with this concept plan, assisted living does serve as both an employment center and residential facility. The proposed plan does provide appropriate access to the site and the site to the south. It also provides enough housing units to provide customers for future commercial development, which functions as a catalyst for redevelopment of the adjacent properties. General Site Plan The plans propose 50 townhome units on the northern and eastern portions of the site and an 80-unit market-rate apartment complex and a 32-unit senior memory care facility on the southeast corner of the property. The applicant is proposing access to the site from Hodgson Road at approximately the mid-point of the eastern boundary of the lot, as planned for in the Hodgson Road & CR J Master Planning Study. The plans show a road running north south on the site that would serve the apartments and senior memory care units and that would be stubbed to the adjacent parcel to the south for future connection to County Road J. Ponding areas are shown in the northwest and southwest corners of the project site. It is unclear from the submittal how the applicant will harmonize the proposed development with the natural features on the site by minimizing impacts to wetlands and protecting significant trees or preserving tree coverage on the site. Land Use and Housing Density The Master Plan assumed that approximately half of the area would develop with residential uses at approximately 10 units per acre overall. The Comprehensive Plan identifies a density range from 8 to 15 units per acre for the Mixed Use District. The proposed Eastern Heights development would provide a net density of 10.18 units / acre 5 which is consistent with the Comprehensive Plan Density standards and density identified in the Hodgson / County Road J Master Plan. The applicant is proposing a mix of residential housing options including townhomes, apartments, and senior memory care that will be marketed to seniors and empty nesters as well as singles and young professionals. The proposed residential mix of units consists of the following: Residential Type # of Buildings Stories # Units per Building Total # of Housing Units Market Rate Apartments 1 3 and underground parking 80 80 Townhouses 50 1 2-4 50 Senior Memory Care Facility 1 1 32 32 Total 162 The plans proposed by the applicant are generally consistent with the uses identified in that portion of the master-planned area. They include a mix of housing types. The proposed building density and massing provides an effective transition from the lower profile townhomes, adjacent to exiting residential, to larger, higher density uses to the south and east, along Hodgson Road. The following shows the density calculations for the project: PROPOSED DENSITY Gross Area (acres) 17.33 Wetlands & Water Bodies (0.31) Right-of-way (1.10) Net Area (acres) 15.92 # of Units 162 Gross Density (units/acre) 9.34 Net Density (units/acre) 10.18 6 Concept Plan Site Design and Urban Form The intent of the Master Plan is to create an urban form for the study area by locating buildings at intersections, providing a trail along Hodgson, and emphasizing pedestrian circulation through the incorporation of pedestrian and bicycle routes throughout the site. Staff notes that the apartment building and senior memory care facility shown on the plans are setback 40 to 60 feet from the Hodgson Road right-of-way. The proposed location of the buildings does not create the desired urban form for the master planned area. Staff recommends that the location of the multi-family building and senior memory care facility be shifted to the east. Setback flexibility will be necessary to allow for this. Architectural Standards The Zoning Ordinance and the Hodgson and CR J Master Plan specify architectural standards for development. The Hodgson and CR J Master Plan states that buildings should emphasize articulated architecture on all facades of the building (“four-sided architecture”) and design elements that include an expression of a building base of brick or stone, a middle and a top with cornice elements at the top of the first floor and the top of the building. Section 1007.43 (2) (b) of the Zoning Ordinance provides more detailed architectural standards for townhome development. Specifically, the Zoning Ordinance requires a minimum 18” overhang on gabled roof and variation in building materials. The Ordinance limits use of one type of exterior finish to 75% of the building and requires a minimum of 25% of the structure be finished with brick, stucco, and/or natural or artificial stone. Multi-family buildings require a minimum of 33% of the combined area of all building exterior walls of a structure to have an exterior finish of brick stucco, and/or natural or artificial stone. Because of the unique development opportunity at this site, the City expects higher quality architecture and design than is currently proposed by the applicant. Staff has noted throughout the work sessions in 2017 that the developer will be required to provide high quality architecture. Building concepts provided by the applicant show that some stone and brick will be incorporated on the townhomes, apartments, and senior living facilities, particularly on the front of the buildings. The applicant’s narrative states that they will be providing gable roofs and exterior finishes such as stone veneer, Smart Siding (engineered wood), vinyl siding on the sides and rear of the homes, trim and shake siding and dramatic overhangs. 7 Staff recommends that architectural features be incorporated on all sides of the buildings facing internal streets and the right-of-way. Additional architectural treatment should also be provided on and building side facing public streets consistent with the front of homes. Plans for the apartment building show brick on the base of the building, however, the building is long and flat with an unvaried building façade. Staff recommends that more varied building massing with vertical elements that could include notched setbacks, projecting bays, changes in height to break up the façade, change in materiality or color, or elements that provide focal features. The architectural treatment is especially important along Hodgson Road. Building Heights The existing GB, General Business Zoning allows for maximum building heights upto 45 feet. Building height was raised as a concern by residents to the west of the property. The proposed townhomes are single story as should be compatible with existing R-1X residential standards of 35 feet for property to the east. The assisted living is also a single story structure with architectural dormers breaking up the roof line. The multi-family building is approximately 30 feet in height measured to the roof line. Actual height will be dependent on the exposed area of the underground parking. The location of the both the assisted living and multi-family buildings along Hodgson, on the east side of the site should mitigate concerns previously expressed by adjacent residents. Adjusting the street setbacks to allow locating the buildings closer to Hodgson will provided additional separation. Transportation and Access As noted in the Work Session staff report, the proposed development establishes access at Hodgson and CR J at locations consistent with the Master Plan and provides access through the site to service commercial area to the south. The proposed plan creates circulation network within the development that serve future residents and the master planned area. The plans also provide additional right-of-way for Hodgson Road improvements. However, Anoka County is analyzing the corridor to determine the final alignment. The applicant should work with the County to ensure that right-of-way dedication for Hodgson is consistent with County plans. The proposed plans show a 28-foot wide road running north-south through the site and providing access to the development from Hodgson Road. It appears that the portion of the road extending west from Hodgson is a public street in a 50-foot right-of-way and the remainder of the streets will be privately held. If the developer wishes to provide a reduced right-of-way, they will need to show that pedestrian facilities can be 8 incorporated. Staff would recommend a 60 foot right-of-way and providing building setback flexibility as an alternative. Roads will also need to be wider at the approach to Hodgson to allow for left and right thru-turn lanes. The north-south road shown on the plans will need to provide access to the commercial parcels to the south of the site. This roadway should be shifted westerly at is intersection with the southern parcel. The internal roads of the development could be privately or publicly held. Staff notes that the Master Plan requires right-of-way dedication for Hodgson Road as well as the internal circulation system. Staff will continue to discuss the ownership of the site’s internal roads with the applicant. CSAH 32 / Ash Street (County Road J) and CSAH 49 / Hodgson Road are minor arterial (“A” Minor Expander) roads. They are relatively rural undivided two-lane roads. County Road J has an existing traffic volume of less than 10,700 ADT and Hodgson Road has an ADT of 8,400. The draft 2040 forecasts indicate that ADT will increase to 13,600 on CR J and to 9,100 on Hodgson by 2040. The 49/J intersection is a congestion area of concern and both roads are over capacity. The applicant will need to provide a traffic study to determine appropriate improvements the new intersection of the site’s access at Hodgson and at Hodgson and County Road J. Stormwater Management and Erosion and Sediment Control The Master Plan requires developers to provide filtration and infiltration elements such as rain gardens, swales, dry creeks, infiltration chambers and other ecologically based methods along with more traditional ponds and pipes. The Master Plan also stipulates that stormwater management ponds should be designed as a site amenity, including appropriate landscape elements. Plans provided by the applicant show the stormwater management ponds on the perimeter of the site, and it is not clear how they function as an amenity to the development. Furthermore, the location of the proposed ponds will require removal of existing natural buffer and adjacent to west and north residences. Pond locations should be shifted to preserve existing vegetation to the extent practicable. A 20’ foot landscaped buffer will be required. Utilities New public water, sanitary and storm sewer utilities are required to serve the development. Sanitary Sewer Staff is currently evaluating a proposal to extend trunk utilities to serve the area. This will include installation of a sanitary sewer lift station. Watermain 9 There is currently no water main serving the site. Plans shall incorporate a looped water main connecting Woodridge Land and Ravens Court, consistent with the 2030 Comprehensive Plan, and as noted in the analysis of the Hodgson & CR J Master Planning Study. Powerline A three-phase overhead power line runs along the eastern boundary of the property line within the right-of-way. This may need to be relocated due to roadway improvements. Consideration should be given to relocating this utility underground. Trails and Open Space The Master Plan redevelopment requirements note that an “enhancement corridor” is identified on the site in the Parks, Natural Open Space / Greenways and Trail system plan. A trail should link the existing trail connection provided on Woodridge Lane east- west across the site to Hodgson. The trail will need to extend both north and south along Hodgson Road. No future neighborhood park is identified per the City’s plan. The City Park Board is recommending a cash payment in lieu of land dedication. Required Screening, Landscaping and Buffer Yards Greenspace buffering is identified an important design element along property boundaries with single family residential developments. The applicant has not provided a tree survey of the site; however, it appears that there are significant trees located on the property. The applicant should preserve as much existing tree cover as possible. Plans also do not currently show if/how the buffer on the north and west boundaries of the property between the development and the single-family homes will be provided. The site design should incorporate a minimum 20’ wide buffer along north and west sides. Staff recommends an additional 25’ building setback from the buffer line. Townhome lots backing onto Hodgson will also require a berm and buffering. Wetlands A Wetland Delineation Report has not yet been provided to staff. The applicant will be required to provide a wetland delineation for review by staff and Rice Creek Watershed District. Floodplain No floodplain exists on the property. 10 Housing Study Maxfield Research and Consulting prepared an Initial Market Assessment Report in March 2016 to evaluate the potential to develop a market rate rental housing on the site. The Primary Market Area (PMA) includes that portion of Lino Lakes southeast of I-35W, the City of Hugo and portions of North Oaks, Shoreview, White Bear Lake and Vadnais Heights. The following chart provides Maxfield’s recommendation of 168 total housing units based on PMA demographics, growth and the existing competitive market. The proposal explains that the original concept was to develop two stand-alone 49-unit buildings, and did not include an analysis of “for sale” townhomes or assisted living / memory care facilities. Product Type Maxfield Study Total Units Proposed Development Total Units Apartment (underground parking) 168 80 Total Market Rate Apartments 168 80 Assisted Living Not studied 16 Memory Care Not studied 16 Total Senior Assisted-Living Facilities Not studied 32 Town Home Units Not studied 50 Total 168 162 Staff is recommending that the study be updated to include analysis of a memory care facility within the market. Adjacent Jurisdiction Comments. Both Anoka County Highway Department and the City of Shoreview are reviewing the proposed development. Comments received from the City of Shoreview have been incorporated as applicable. Anoka County comments are forthcoming. SUMMARY The proposed plans generally meet the goals, policies and standards of the Comprehensive Plan. Construction of residential homes will support and catalyze future commercial development in the area. However, there are a number of improvements to the plans that should be addressed to meet the standards outlined in Hodgson and County Road J Master Plan, primarily: 11 • The applicant will need to provide pedestrian and bike circulation throughout the development. Proposed pedestrian and trail connections and design should be consistent with the Master Plan and Comprehensive Plan. • The applicant will need to design the site to preserve the tree coverage, with a focus on preserving a minimum 20-foot buffer along the property lines to the north and west as well as Hodgson Road adjacent to the townhomes. • The site should be designed to incorporate stormwater treatment as features of the development. • The applicant should shift the proposed apartments and senior living facility to the east. • Consideration should be given to bury power lines along Hodgson Road.. • A higher level of architectural treatment is expected on the buildings for this development than what is currently proposed. The applicant should explore architectural treatments that will incorporate a greater variety of materials, building articulation, and colors. • A transportation study will be required to evaluate required improvements at the intersections serving the site and at the County Road J/Hodgson Intersection. • Public access to the parcel on the southwest corner of the development shall be provided for future development. • Plans shall incorporate comments from the City Engineer memo dated February 28, 2018. RECOMMENDATION The applicant is requesting comments on this sketch plan. Any comments given by the Planning & Zoning Committee are advisory in nature and non-binding. While the comments are non-binding, the applicant will consider the comments from the City if they move forward with a rezoning and PUD Development Stage/ Preliminary Plat submittal. ATTACHMENTS 1. Site Location Map 2. 2030 Future Land Use Map 3. Hodgson Road & CR J Master Plan 4. Applicant’s Narrative 5. Concept Plan 6. Plans and Architectural Renderings 7. WSB City Engineer memo dated February 28, 2018 Eastern Heights Location Map March 9, 2018 Map Powered by DataLink from WSB & Associates 1 in = 376 ft ± 3-13 Figure 3-3: 2030 Future Land Use Map HDCPHDCPName:Signature:Date:License #:I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota.1of4CONCEPT PLAN WITH AERIALHAMPTON COMPANIES LLC 3570 Lexington Avenue North Suite 321 Shoreview, MN 55126REVISIONS1. 2. 3. 4. 5. 6.DRAWN BY:ISSUE DATE:C#02/12/18EASTERN HEIGHTS Lino Lakes, Minnesota f:\jobs\7061 - 7080\7064 - hodgson road\cad c3d\survey\concept submittal\7064_concept plan.dwgSave Date:02/12/18 FILE NO:XXX3890 Pheasant Ridge Drive NE, Suite 100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGR-1XGBRGBGBGBGBGBRRGBGBGBGBGBR-1XR-1XR-1XR-1XGBRR-1X ZONING DATA RLEGAL DESCRIPTION NOTES INDEX SITE DATA LEGEND Name:Signature:Date:License #:I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota.3of4RESOURCE INVENTORY W/AERIALHAMPTON COMPANIES LLC 3570 Lexington Avenue North Suite 321 Shoreview, MN 55126REVISIONS1. 2. 3. 4. 5. 6.DRAWN BY:ISSUE DATE:C#02/12/18EASTERN HEIGHTS Lino Lakes, Minnesota f:\jobs\7061 - 7080\7064 - hodgson road\cad c3d\survey\concept submittal\7064_resource inv.dwgSave Date:02/12/18 FILE NO:XXX3890 Pheasant Ridge Drive NE, Suite 100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com \\MSPFSV02\Studios\Active Projects\CLL18011 - Eastern Heights Concept Plan_City of Lino Lakes\Deliverables\2018-03-14 Council Packet\Packet Materials\2018-02-28 Engineering Memo Eastern Height.docx Memorandum To: Katie Larsen, City Planner From: Ed Youngquist, WSB Diane Hankee PE, City Engineer Date: March 2, 2018 Re: Eastern Heights Concept Plan Review for the City of Lino Lakes WSB Project No. R-011562-000 We have reviewed the Eastern Heights Concept Plan documents dated February 12, 2018, prepared by Carlson McCain. The proposed development is located on a 17.33 acre parcel located in the proximity of the northwest quadrant of County Road J (Ash Street) and CSAH 49 (Hodgson Road). The Eastern Heights development concept consists of a variety of multifamily residential housing, including 50 townhomes, 80 apartment units, and 32 assisted living units. Engineering • Grading, Erosion and Sediment Control A concept plan including LIDAR contours and an aerial photo was provided. Wetlands are present on the site and were located by Kjolhaug Environmental Services, Inc., in October of 2017. A proposed grading plan was not provided in the submittal packet. Comments: 1. A grading and erosion control plan will be required at the time of Preliminary Plat submittal. 2. The existing wetland located in the northwest corner of the site will require protection from erosion and sediment. • Stormwater Management The proposed stormwater management for the Eastern Heights development consists of two ponding areas. One basin is located in the northwest corner of the site, abutting a residential neighborhood to the west and adjacent to an existing wetland. A second basin is located in the southwest corner of the site, abutting a residential neighborhood to the west and Ms. Katie Larsen February 28, 2018 Page 2 \\MSPFSV02\Studios\Active Projects\CLL18011 - Eastern Heights Concept Plan_City of Lino Lakes\Deliverables\2018-03-14 Council Packet\Packet Materials\2 bordered by a proposed private street to the east. It is presumed that conveyance to these basins will be through an internal storm sewer system and overland swales. Comments: 1. The City’s stormwater ordinance shall apply. It should be noted that existing wetlands may not be used to treat stormwater. 2. The plan does not appear to provide enough stormwater management on site. A formal Stormwater Management Plan will be required at the time of Preliminary Plat submittal. 3. If infiltration is being considered as part of the stormwater management plan, soil borings including infiltration data will be required as part of the Preliminary Plat submittal. • Water Supply A concept utility plan for the Eastern Heights development was not provided with this submittal. Water service is not currently available to serve the area. Comments: 1. The City of Lino Lakes has studied the watermain infrastructure in this area. Plans for a trunk watermain improvement are being developed at this time. 2. A watermain loop will need to be extended from Woodridge Lane, through the Eastern Heights development and connect to the existing watermain at Ravens Court. 3. The developer should work closely with the City Engineer to coordinate the design of public and private utilities and their points of connection. 4. A utility plan for the development will be required at the time of Preliminary Plat submittal. • Sanitary Sewer A concept utility plan for the Eastern Heights development was not provided with this submittal. Sanitary sewer service is not currently available to serve the area. Comments: 1. The City of Lino Lakes has studied the sanitary sewer infrastructure in this area. Plans for a sanitary sewer forcemain and lift station improvement are being developed at this time. 2. The Eastern Heights development could be served internally with a gravity sanitary sewer system that would flow southerly to a lift station located just south of the development. 3. The developer should work closely with the City Engineer to coordinate the design of public and private utilities and their points of connection. 4. A utility plan for the development will be required at the time of Preliminary Plat submittal. Ms. Katie Larsen February 28, 2018 Page 3 \\MSPFSV02\Studios\Active Projects\CLL18011 - Eastern Heights Concept Plan_City of Lino Lakes\Deliverables\2018-03-14 Council Packet\Packet Materials\2 • Transportation The Eastern Heights development proposes to extend one (1) public cul de sac into the development off of CSAH 49 (Hodgson Road). Private interior roads are proposed to extend from the cul de sac to access residential townhome units, apartments and parking areas. Interior drives and parking areas are proposed to be privately owned and maintained. The development would generate approximately 886 new trips per day, 59 new trips in the a.m. peak hour and 73 trips in the p.m. peak hour. The intersection of Hodgson Road (CSAH 49) and Ash Street/County Road J (CSAH 32) has been identified in the City’s Comprehensive Transportation Plan as a congested area of concern with the existing traffic volumes. Comments: 1. A Traffic Impact Study should be prepared to provide an analysis of the existing LOS with and without the proposed development as outlined in the City’s Zoning Code. 2. The intersections that should be analyzed are: • Hodgson Road (CSAH 49) at the proposed site entrance • Hodgson Road (CSAH 49) at Ash Street/CR J (CSAH 32) • Ash Street/CR J (CSAH 32) at proposed site entrance • Ash Street/CR J (CSAH 32) at St Albans Street 3. The Study should include an analysis of the impacts the future right-in/right-out intersection will have on the adjacent intersections. 4. The analysis and site access needs to be reviewed and approved by Anoka County. 5. The internal roadway, as it extends southerly from the cul de sac, will be required to be a public road with a 60 foot dedicated right of way. Considerations for reduced setbacks to public right of way will be reviewed as part of the PUD process. 6. Future connection to County Road J will require participation and agreements with property owners to the south. Said agreements must be in place and recorded as part of the developer’s agreement. Location and alignment of the southerly road extension must be consistent with the Master Planning Study of Hodgson Road and CR J, approved by Lino Lakes City Council on February 12, 2007. 7. The development shows the dedication of additional right of way along CSAH 49, for a total of 75 feet west of centerline. Review and approval by the Anoka County Highway Department will be required. 8. On-street parking along proposed 28 foot wide interior roads will be limited to one side and must be signed appropriately. No parking will be allowed on 24 foot wide roads. 9. A multi-use bituminous trail along CSAH 49 will be required from the north line of the development to County Road J. • Environmental Based on the housing threshold, an Environmental Assessment Worksheet is not required. Ms. Katie Larsen February 28, 2018 Page 4 \\MSPFSV02\Studios\Active Projects\CLL18011 - Eastern Heights Concept Plan_City of Lino Lakes\Deliverables\2018-03-14 Council Packet\Packet Materials\2 • Floodplain No Floodplain is present on the Eastern Heights development. • Wetlands and Mitigation Plan There is a wetland complex in the northwest corner of the Eastern Heights development site. Comments: 1. A current and certified wetland delineation report will be required at the time of Preliminary Plat submittal. 2. If wetlands will be impacted due to development of the project, a mitigation plan will be required at the time of Preliminary Plat submittal. • Drainage and Utility Easements The Eastern Heights development has several stormwater features that cross private property. It also appears that the internal drainage basins would receive stormwater from the proposed public streets (cul de sac). Comments: 1. The city will require drainage and utility easements over storm sewer systems that convey drainage from public right of way (including ponds and detention basins). 2. The city will require drainage and utility easements over sanitary sewer and water systems. • Development Agreement The Eastern Heights development will require a development agreement. • Stormwater Maintenance Agreement The Eastern Heights development will require a Stormwater Maintenance Agreement with the City of Lino Lakes. • Permits Required Permits from governing agencies will be required and determined through the preliminary plat process. If you or the applicant has any questions regarding these comments, please contact Diane Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us. 1 PLANNING & ZONING BOARD AGENDA ITEM 5C STAFF ORIGINATOR: Katie Larsen, City Planner Mary Matze, Consulting Planner P & Z MEETING DATE: March 14, 2018 REQUEST: PUBLIC HEARING for Distinctive Elements / Lot 1, Block 2, Apollo Business Park No. 2 1. Conditional Use Permit 2. Site Plan Review CASE NUMBER: CU2018-003 SP2018-004 APPLICANT: Patrick Bland Distinctive Elements Tile & Design 485 Birch Street Lino Lakes, MN 55014 OWNER: M&M Financial Co 1330 Highway 96E St. Paul, MN 55110 REVIEW DEADLINE: Complete Application Date: February 16, 2018 60-Day Review Deadline: April 17, 2018 120-Day Review Deadline: June 16, 2018 Environmental Board Meeting: N/A Park Board Meeting: N/A Planning & Zoning Board Meeting: March 14, 2018 Tentative City Council Work Session: N/A Tentative City Council Meeting: April 9, 2018 BACKGROUND The applicant, Distinctive Elements & Tile Design, LLC, plans to purchase the vacant 0.82-acre lot south of Lilac Street (PID 17-31-22-21-0017) for the purpose of constructing a 3,024-sq. ft. tile storage area and workshop. 2 The family owned and operated tile installation business has been serving Lino Lakes and the surrounding areas for the last six years. The applicant states that the business has grown, and so they need a shop and supply warehouse for installation supplies and an office area for potential client meetings and business office purposes. The shop is a family owned business, and they currently have no employees except for the family members. The narrative states that the current plan for growth is limited to 1-2 additional employees. The Land Use Application is for the following: • Site Plan • Conditional Use Permit for a Contractor Shop This staff report is based on the following information: • 2/7/2018: Plan Sheets A1, A2 & L1 prepared by Lampert Architects • 2/12/2018: Plan Sheets C1 & C2 prepared by Rehder & Associates • 1/25/2018: Boundary Survey prepared by Rehder & Associates • 2/12/2018: Storm Water Management Calculations, prepared by Rehder & Associates • 2/12/2018: Vicinity Map, prepared by Lampert Architects • 7/31/17: Copy of Purchase Agreement ANALYSIS Existing Site Conditions The proposed site for the future tile workshop is located south of Lilac Street on a 0.83- acre vacant parcel on Apollo Drive. The vacant property was platted in 1996 and is legally described as Lot 1, Block 2, Apollo Business Park No. 2. The property is generally flat and does not have any wetlands or other unique features. However, staff notes that there are trees that provide screening on the north and west boundaries of the property. Properties surrounding the site are generally used for industrial / business uses. Land Use and Zoning The subject property is guided Industrial and zoned GB, General Business. A summary of the zoning and land use is shown in the following table: Current Zoning GB, General Business Current Land Use Vacant Future Land Use per CP Industrial Utility Staging Area Stage 1A (2008-2015) 3 The surrounding properties are guided and zoned as follows: Direction Zoning Current Land Use Future Land Use North GB, General Business Industrial Industrial East LI, Light Industrial, PDO, Planned Development Overlay Industrial Industrial South LI, Light Industrial, PDO, Planned Development Overlay Industrial Industrial West GB, General Business Industrial Industrial Contractor shops are allowed in the GB, General Business District with approval of a Conditional Use Permit. While typically staff would recommend that the property be rezoned to LI-Light Industrial to make the zoning consistent with the future Land Use designation, the property owner asked to keep the existing zoning. Since the proposed use is consistent with the existing zoning district and with the guided use and surrounding uses, rezoning the property is not required at this time. While the applicant is not specifically requesting a rezoning at this time, state law does require that that the zoning map be brought into conformance within nine months of adoption of a comprehensive plan (Minnesota Stat. §453.858) and the City will likely rezone the property as part of the 2040 Comprehensive Plan implementation in 2019 Site and Building Plan Review A discussion of the site plan is included below. Please refer to the attached site plan review worksheet which provides a detailed summary of the required and proposed standards for the site plan elements. The applicant is proposing a 3,024-sq.ft. 22½-foot tall (measured as the average height of gables) contractor shop on a 35,962-sq. ft. parcel. The plans show that there is room for future expansion (1,200 sq. ft) of the shop on the south side of the building and a potential showroom (576 sq. ft.) on the north side of the building, which, if constructed would bring the total building area to 4,800 sq. ft. The proposed initial construction and future phases comply with the required building height, building setbacks, lot size and lot widths with the GB, General Business District, however, the site plan shows that they do not comply with the parking lot setbacks. The applicant will be required to revise plans to bring them into compliance with the GB, General Business District standards. Comments: 1. Plan sheets shall be revised to bring site layout into compliance with the required setbacks for the GB, General Business District. 2. Sheet A2: a. Height of building and accessory storage building and measurements shall be included on plan sheet. 4 Access Access to the site is provided on the northeast corner of the site from Apollo Drive, which is a County Highway. Plans have been sent to Anoka County for review and comment. The site has limited options for access and the applicant will need to work with Anoka County to ensure that site lines are compatible with adjacent parcels and access drives for properties across the street. Comments: 1. Review of plans by Anoka County is required, prior to building permit. Parking and Drive Aisles The plans show five parking stalls on the east side of the building, and four garage stalls are provided on the north side of the building. Contractors offices, shops and yards are required to provide two parking spaces per employee. The shop has two family members that typically work in the office. The plans show that future buildout could include a showroom that would be open to the public. The proposed initial buildout would comply with the required parking standards. If the showroom were constructed the applicant will need to provide enough parking to satisfy the parking requirements for retail sales and service businesses with 50% or more of gross floor area devoted to storage, warehouse, or industry per Sec. 1007.43 (6) (11) (q) of the Zoning Ordinance. The parking stalls and drive aisles do not appear to comply with the required stall length and drive aisle width as measured from the face of curb. Staff has included a condition that the plans be revised to demonstrate compliance with 1007.044 (3) (h) 1 of the Zoning Ordinance. Comments: 1. Sheet A1 should be updated to demonstrate that additional parking that satisfies Sec. 1007.44 (6) (11) (q) of the Zoning Ordinance could be provided for the proposed additions. 2. Plan sheets shall be revised to demonstrate compliance with 1007.044 (3) (h) 1 of the Zoning Ordinance. Trash Enclosure Sec. 1007.043 (5) provides standards for screening of refuse and recyclable material storage. The applicant is proposing a fully screened trash enclosure in the northwest portion of the site with materials that appear to match the building that comply with the Zoning Ordinance. 5 Lighting Sheet L1 of the applicant’s plans show that a 20-foot tall light pole will be located on the north edge of the property across from the proposed parking area. Sec. 1007.043 (6) (f) provides intensity and design standards, however, additional information is needed from the applicant to show that proposed lighting complies with these standards. Sec. 1007.043 (6) (e) requires the light fixture to be setback a minimum 5 feet from the side or interior lot line. However, it does not appear that the proposed location of the light complies with this standard and staff has included a condition that the applicant demonstrate compliance. Comments: 1. A lighting plan showing compliance with intensity standards and fixture cut sheet shall be provided to staff for review and approval. 2. Sheet L1 shall be updated to show compliance with light fixture setbacks. Architectural Plans and Exterior Building Materials Section 1007.043(2)(d) provides architectural standards for commercial, industrial, and institutional developments. The applicant has provided color elevations of the proposed building generally showing tan materials of glass EFIS, rock face block veneer, and prefinished metal flashing. The proposed materials and design meet the required architectural standards of the zoning ordinance. Plans show a transformer pad located south of the trash enclosure, however, no landscaping or screening has been proposed by the application. Section 1007.043(2)(d) 8 requires that all mechanical equipment be screened from view from adjacent streets, public rights-of-way, and adjacent properties. Since the transformer could potentially be seen from Apollo Drive, staff has included a condition that the applicant provide screening or demonstrate that the transformer box cannot be seen from Apollo Drive. Comments: 1. A color and material palette for the principal building shall be provided. 2. Sheet A2: a. Mechanical equipment screening details shall be provided or the applicant shall demonstrate that the transformer box cannot be seen from Apollo Drive. Grading Plan and Stormwater Management Plans show a proposed ponding area on the eastern portion of the site along Apollo Drive. The survey shows a drainage and utility easement along the north and west property lines, but was not provided along the right-of-way for Apollo Drive. This easement should have been provided with the property was platted and staff is requiring that a 10- foot easement along Apollo Drive be provided. 6 The applicant has not yet received an approved RCWD permit. Comments: 1. The applicant shall provide a 10-foot drainage and utility easement along Apollo Drive, and shall record an exhibit demonstrating compliance at Anoka County. 2. Plans shall be revised to address comments from the City Engineering Memo dated March 2, 2018. Public Utilities The property is served by a 12” water main watermain located along Apollo Drive and sewer. The Distinctive Elements development is proposed to be served by extending the existing 6-inch diameter DIP water service from the property line to the east side of the proposed building. There is an existing 21-inch PVC trunk sanitary sewer located along Apollo Drive. The Distinctive Elements development is proposed to be served by extending the existing 6- inch PVC sanitary service from the property line to the east side of the proposed building. The proposed sanitary sewer conforms to the City’s Comprehensive Plan. Comments: 1. Plans shall be revised to address comments from the City Engineering Memo dated March 2, 2018. Tree Preservation Applicants with significant trees on their site are required to provide a tree survey and tree preservation plan. From aerial photos, it appears that there may be significant trees on the site. Therefore, staff has requested that the applicant provide a tree survey and tree preservation plan demonstrating compliance with Sec. 1007.43 (18) (j) of the Zoning Ordinance. Comments: 2. The applicant shall provide a tree survey and tree preservation plan demonstrating compliance with Sec. 1007.43 (18) (j) of the Zoning Ordinance. Landscaping Section 1007.43 (17) of the Zoning Ordinance provides standards for canopy coverage, foundation landscaping, buffering and tree preservation. Canopy cover calculations indicate that 6 large trees are required to satisfy standards for canopy coverage. Landscape plans (Sheet L1) propose 6 large trees within less than 7’ of vehicular hardscape edge and one large tree within 7’-12’ of vehicular hardscape edge, 7 which complies with canopy coverage standards. Five additional coniferous trees are also provided. The plans show a future drive lane along the east side of the building to accommodate growth and additional parking areas for growth will be required. The applicant shall meet canopy coverage requirements at the time of future drive land expansion. The proposed building would require 15 large shrubs to satisfy the required foundation landscaping standards. Plans show three small shrubs, six medium shrubs and eight large shrubs. The applicant will need to revise the plans to provide three additional large shrubs or the equivalent substitution of smaller landscape materials allowed under Section 1007.43 (17) (d) 6. Section 1007.043(17) (e) of the Zoning Ordinance requires that open areas including stormwater management areas and areas that are not located within the foundation landscape zone, vehicular hardscape area or the building footprint are required to provide landscaping. On plans provided by the applicant, open area calculations indicate that there is 19,272 sq. ft. of open area; however, it is not clear what is being calculated as open areas on the plans. Plans should be revised to identify open areas and revise plans to ensure that adequate landscaping is provided. Section 1007.043 (17)(f) requires landscape screening between a parking lot and a public right-of-way or sidewalk. Due to the irregularly shaped lot, the parking lot is visible from the street. The applicant is proposing eight burning bush trees near the entrance of the site, and staff recommends re-locating these bushes to screen the parking areas to provide adequate screening of the parking. Comments: 1. Sheet LS1.1 and LS1.2 Landscape Plan: a. All landscape calculations shall be shown on the plan set. b. Canopy Coverage: i. The chart from Section 1007.043(17)(c)3 shall be completed and shown on plan sheet. c. Foundation Landscape: i. The chart from Site Plan Worksheet shall be completed and shown Plan Sheet LS1.2. ii. Size (small, medium, large) of each tree and shrub shall be indicated. iii. Plans shall be revised to provide the required foundation landscaping. d. Open Area Standards: i. Sheet LS1.1 shall clearly indicate the area being calculated as open area and the trees and shrubs counted towards compliance. Plans shall be revised as necessary to comply with the ordinance standards. e. Buffer and Screen Standards: 8 i. Plan Sheet L1 shall be updated to screen the parking lot from Apollo Drive. This could be accomplished by relocating the eight burning bush trees. 2. Irrigation is required for all grass and landscaped areas. 3. Seed mix details are required for stormwater ponds. Signage A separate Sign Permit Application shall be required for all walls signs and monument signs. Impervious Surface Coverage The allowed impervious surface coverage is 75% for GB, General Business. The plans show that 68% of the lot will be impervious surface. However, future buildout of the site will increase impervious surface coverage. The applicant should consider reviewing calculations for the proposed construction as well as future phases on their site plan so they understand future development options. Pre-Development Post-Development Impervious 0 sq. ft. 11,880 sq. ft Pervious 35,962 sq. ft. 24,082 sq. ft. TOTAL AREA 0 35,962 sq. ft. Comprehensive Plan Resource Management System The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP’s such as curb, gutter and retention and infiltration basins. Land Use Plan The Comprehensive Plan guides this property for industrial use. The proposed business is consistent with industrial land uses. The use proposed is permitted in both the LI, Light Industrial zoning district and the GB, General Business Zoning District. Housing Plan The goals and policies of Housing Plan are not impacted by the construction of Distinctive Elements Tile & Design. 9 Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. Distinctive Elements Tile & Design does not change the level of service along Apollo Drive. Sanitary Sewer and Water Supply Plan The proposed building will be served by a 21” PVC sanitary sewer and a 12” DIP watermain located along Apollo Drive. The existing sanitary sewer and water supply system have capacity for the new development. Conditional Use Permits Per Section 1007.112(8) of the GB, General Business District, one conditional use permit is required for this project: (e) Contractor shops and offices. The conditional use permit requirements are further detailed under Findings of Fact. Findings of Fact Conditional Use Permits The property is zoned GB, General Business which requires a conditional use permit for contractor shops. The Planning & Zoning Board shall recommend a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. 10 g. Natural Environment Plan. Distinctive Elements Tile & Design is consistent with the official City Comprehensive Plan, which guides the site for industrial uses. Construction-related businesses are consistent with intended industrial land uses. The development is also consistent with the goals and policies of the comprehensive plan in regards to resource management, transportation, utilities and local water management plan. 2. The proposed development application is compatible with present and future land uses of the area. Distinctive Elements Tile & Design is compatible with present and future land uses of the area. Land uses surrounding the subject site are guided for commercial development, mixed use and residential. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. Distinctive Elements Tile & Design conforms will all performance standards as detailed in this staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement 11 Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. Traffic generated by Distinctive Elements Tile & Design is within capabilities of the streets serving the property. CSAH 12 / Apollo Drive is a minor expander street. 5. The proposed development shall be served with adequate and safe water supply. Distinctive Elements Tile & Design will have an adequate water supply. A 12” DIP watermain along Apollo Drive will serve the development. The City’s water system has capacity to accommodate the commercial development. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. Distinctive Elements Tile & Design will be served with an adequate waste disposal system. The development is within the current Utility Staging Area 1A=2008-2015 and will be served by an 21” PVC sewer main along Apollo Drive. The sanitary sewer system has capacity to accommodate the development. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. Distinctive Elements Tile & Design is an allowed use within the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 12 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic or historic features of major importance on the existing site. Specific Conditional Use Permit (CUP) Requirements In addition to the administrative requirements of a conditional use permit, the following specific performance standards must also be met: (e) Contractor shops and offices provided that: 1. All outside storage is prohibited. The storage of contractor equipment and materials must be completely inside. The applicant has not proposed any outside storage of materials. 2. When abutting a residential land use, a buffer area with screening and landscaping in compliance with §1007.043 (17) of this Ordinance is provided. The project site is not abutting a residential land use, therefore this standard does not apply. RECOMMENDATION Staff recommends approval of the site plan and conditional use permit for Distinctive Elements Tile & Design subject to the following conditions: 1. All comments from the City Engineer letter dated March 2, 2018 shall be addressed. 2. Plan sheets shall be revised to bring site layout into compliance with the required setbacks for the GB, General Business District. 3. Sheet A2: a. Height of building and accessory storage building and measurements shall be included on plan sheet. 4. Review of plans by Anoka County is required, prior to building permit. 5. Sheet A1 should be updated to demonstrate that additional parking that satisfies Sec. 1007.44 (6) (11) (q) of the Zoning Ordinance could be provided for the proposed additions. 6. Plan sheets shall be revised to demonstrate compliance with 1007.044 (3) (h) 1 of the Zoning Ordinance. 7. A lighting plan showing compliance with intensity standards and fixture cut sheet shall be provided to staff for review and approval. 8. Sheet L1 shall be updated to show compliance with light fixture setbacks. 9. A color and material palette for the principal building shall be provided. 13 10. Sheet A2: a. Mechanical equipment screening details shall be provided or the applicant shall demonstrate that the transformer box cannot be seen from Apollo Drive. 11. The applicant shall provide a 10-foot drainage and utility easement along Apollo Drive, and shall record an exhibit demonstrating compliance at Anoka County. 12. The applicant shall provide a tree survey and tree preservation plan demonstrating compliance with Sec. 1007.43 (18) (j) of the Zoning Ordinance. 13. Sheet LS1.1 and LS1.2 Landscape Plan: a. All landscape calculations shall be shown on the plan set. b. Canopy Coverage: i. The chart from Section 1007.043(17)(c)3 shall be completed and shown on plan sheet. c. Foundation Landscape: i. The chart from Site Plan Worksheet shall be completed and shown Plan Sheet LS1.2. ii. Size (small, medium, large) of each tree and shrub shall be indicated. iii. Plans shall be revised to provide the required foundation landscaping. d. Open Area Standards: i. Sheet LS1.1 shall clearly indicate the area being calculated as open area and the trees and shrubs counted towards compliance. Plans shall be revised as necessary to comply with the ordinance standards. e. Buffer and Screen Standards: i. Plan Sheet L1 shall be updated to screen the parking lot from Apollo Drive. This could be accomplished by relocating the eight burning bush trees. 14. Irrigation is required for all grass and landscaped areas. 15. Seed mix details are required for stormwater ponds. ATTACHMENTS 1. Site Location Map 2. Aerial Map 3. Zoning Map 4. 2030 Future Land Use Map 5. City Engineer letter dated March 2, 2018 6. Site Plan Review Worksheet 7. Applicant Narrative 8. Plan Set and Architectural Elevations AUD SUBNO 100HIGHLAND MEADOWSWEST 2ND ROHAVICOAKS COLONIALWOODSTRAPPERSCROSSING11TH RESHANAULAKE ESTSOUTH WOODRIDGEESTATES ROYALPINESPHEASANT HILLS PRESERVE5TH GEMINIEST HIGHLANDMEADOWSWEST RESHANAULAKE ESTSOUTH 4 WESTSHADOWPONDS PEREGRINEPASSBIRCHW OODACRESLAKE VIEWPLACE RONDEAU LAKE ADD WOODS OFBALDWIN LAKE 4TH BIRCHW OODACRES2ND ADD8TH 2ND L A M O T T E S 2 N D A D D 7TH 9TH RESHANAU LAKEEST SOUTH 3 BIRCHWOODACRES3RD ADD ROHAVIC OAKS2ND ADD 3RD LAMOTTES3RD ADDRESHANAULAKE ESTSOUTH 2 RESHANAULAKE ESTSOUTH 5 6TH PHEAST WOODS OFBALDWIN LAKE 2NDHIGHLAND MEADOWSEAST CENTURY FARM NORTH PARK GROVESPIRITHILLSCLEARWATERCREEK MAR DON ACRES Q U A IL R ID G E SHERWOOD GREEN RESHANAUSHORES FOXTRACEARTHUR ETHOM ACRESSHENANDOAH PINERIDGE ADDAUD SUBNO 107 BLUEBILL PONDSLINO AIR PARK NORTH LAKES ADDNO 03 SUNRISE MEADOWS ARTHUR E THOMACRES NO 2 LAKES ADDNO 04 5TH ADD SURFSIDE ADDULMERS RICELAKE ADDW ENZELFARMSSWENSONADDLAKES ADD NO 02OAKSOF LINO AUD SUBNO 046 (REV)GOLDENS RICELAKE TERRACE4TH ADD TRAPPERSCROSSING2ND ADD 2ND ADD LANGS PINEVALLEY ESTBLACK DUCKESTATES2ND ADWENZEL FARMS2ND ADDW ENZEL FARMS5TH ADDSHENANDOAH2ND ADD COUNTRYLAKES EST CLEARWATER CREEK 3RD ADDOAK KNOLL ADDPINERIDGE3RD ADDLAKES ADDNO 05 BLACK DUCKESTATESPARKVIEWESTATES D ERICKSON2ND ADD LEROUX ADD BRANDYWOODESTATES MILLERSSOUTH GLEN AUD SUBNO 134 HIGHLAND MEADOWS WEST 3RD PINERIDGE2ND ADDAPOLLO BUSINESSPARK NO 2 ULMERS RICELAKE 2ND ADD LAKES ADDNO 01 BEHMSCENTURY FARM C L E A R W A T E R C R E E K 2 N D A D D M IL L E R S C R O S S R O A D S CLEARWATERCREEK 4TH ADDSHENANDOAH 3RD ADDTWILIGHTACRES2ND ADD MILLERS SOUTHGLEN 2NDSUNNYGATE AUD SUBNO 138 SCHEUNEMANNCORNER RESHANAU PARKEST 2ND ADD TRAPPERSCROSSING 3RD ADD SUNNYGATE3RD ADD THE VILLAGENO 1 SUNNYGATE4TH ADD WENZEL FARMS4TH ADD WENZEL FARMS 3RD ADDAUD SUBNO 047 (REV) BUECHLER EST EAST BIRCHADD REG LAND SURVEYNO 062 COUNTRYLAKESEST PLAT 2 BURQUEADD NO 1 RESHANAU PARKESTATESBRANDYWOOD ESTATES3RD AD WEBERADDSUNNYGATE 2ND ADDCLEARWATERCREEK 5TH ADD BLOMQUIST ADD REG LAND SURVEYNO 211ROBIN ACRESTOWNHOUSESOF RESHANAU WESTOAKSOTTER BAY PIN E O AKSADDARENA ACRES LAKE VIEW WOODLANDS LINO LAKESMARKET PLACE VAN ELSBERG ESTATES CAROLESESTATES OTTER LAKEESTATESPINE VISTA PINE VISTA 2ND ADD PYLES 1ST ADD REHBEINS PELTIER VIEW OTTER LAKEHILLS NORDIN MANOR LINO INDPARK OAK BROOK PENINSULA REG LANDSURVEYNO 112RICE LAKEESTATESCAROLES ESTATES 2ND ADD PINE HAVENCLEARWATERCREEK BUS CTRSCHOOLSUBDIVISION SUNSET ESTATES LEXINGTON PARK LAKE VIEW BLOOMSADD SHORES OF MARSHAN LAKE REG LAND SURVEYNO 182 TWILIGHT ACRES APOLLOBUSINESS PARK AUD SUB NO 056 SUNSET OAKS AUD SUBNO 055 (REV) AUD SUBNO 049 (REV) AUD SUBNO 151 STONEYBROOKWOLLAN ESTATESA P O L L O M E A D O W S MENKVELDSFORESTGLENREG LAND SURVEYNO 220 PINE GLEN TurnberryCrossing Willow Pondsof Lino Lakes MarshanMeadows MarshanEstates BEHMSFARMPARK ADD FOXBOROUGH PRESERVE AT LINO LAKESR R R R R R R R R-BR LI R-BR PSP R R R R-X R LI PSP PSP R-1 R-X R-1 R-1 R-1 R-X GI R-1 R-1X R-1 LI LI R-1X R-1X LI GB R PUDOrd. 08-06Res. 06-137 GB R-1 R-1X R-1 GI PSP PSP R-4 R-1 LI R-6 GB R-1 GB GB R-1XR-1XOrd. 13-01Res. 01-113 R-1X PSP PSP PSP R-1XOrd. 07-02 R-1X R-3 LI PUDOrd. 12-03Res. 03-60 R-1 R-XOrd. 05-03 R-1XOrd. 13-05 PUDOrd. 04-04Res. 04-33 GBOrd. 04-05 R-1X R-1Ord. 08-99Res. 02-144 LI LI R-1XOrd. 02-08 GB R-1X R-3 R-1Ord 01-97 R-1Ord 01-97 R-1X GB R-3 GB LI NB LB GB R-4 NBGBOrd. 01-05 R-3Ord. 20-03Res. 03-142 NB R-1 R-4 PUDOrd. 12-04Res. 04-58 R-1X R-1XOrd. 18-04Res. 04-94 GB R-3 PUDOrd. 17-03Res. 03-134 GBOrd. 08-02Res. 02-88 R-3Ord. 10-04 GB R-3Ord. 02-04 NBOrd. 10-06 R-1Ord. 06-05 R-1XOrd. 19-04Res. 04-95 R-1Ord. 16-03Res. 03-120 NB PSP GB GB R-X R R-1 PUDOrd. 26-04 R-2 R-1R-1 R-X R-1Ord. 05-07 R-2 PSP R-1 R-1 R-1 GB R-1X Ord. 01-14Res. 14-15 Ord. 02-14Res. 14-21 Ord. 05-14Res. 14-34 Ord. 06-14Res. 03-60Ord. 06-14Res. 03-60 1317326410 4 6 4318113153A6151436 5 17 27 4 46 2216 15 418164 11111123344 5648 10 45506 65 2 7132449 22 40 and 55 720161341 48 2 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C tPheasant Run SRICE CREEK CHAIN OF LAKES REGIONAL PARK RESERVE City of Centerville R-1Ord. 07-14Res. 14-67 R-4Ord. 11-14Res. 14-132/133 RiceCreek H a rdwood Creek Ric e C r e e k LI R-4 R-3 R-3 R-3 R-1 R-1 R-1 GBOrd.04-05 R-1Ord. 08-99Res. 02-144R-XOrd. 05-03 R-1X R-1X R-1X R-1X GrovePark Woodsof BaldwinLake CountryLakesPark ShenandoahPark BirchPark PheasantHillsPark BrandywoodPark ClearwaterCreekPark LaMottePark WenzelFarms SunrisePark Sunset OaksPark MarshanPark HighlandMeadowsPark LinoPark Behm'sPark ArenaAcres CityHallPark 6200 6300 6400 6500 6600 7100 6700 6100 8400 8300 6800 8200 8100 7600 6900 7700 7500 7800 7300 7400 7900 7000 7200 8000 6100 6700 6400 6000 7100 8400 6500 6300 6600 8300 6800 8200 6200 8100 7600 6900 7700 7500 7300 7800 7400 7000 7900 7200 8000 10009001800100130001200110023001600600210015002000140080019005001700400300240070022002002300220090080060050024002100200019001800170016001500140013001200110010007004003002001000City of Lino LakesZoning District Map Lino LakesCommunity Development600 Town Center ParkwayLino Lakes, Minnesota 55014 Phone (651) 982-2400 City of Shoreview City of North Oaks White Bear Township City of Columbus City of BlaineCity of HugoMarch 2015 Map Document: (S:\KO\L\Linol\Common\gis\Maps\Zoning_Plot.mxd)7/20/2011 -- 2:56:23 PM Coordinate System: Anoka County NAD83 FeetLambert Conformal Conic Anoka County Parcel Data:March 2015 Releaseoddevenodd even HOUSE NUMBERING SYSTEM Legend Parcels City of Centerville Streams Lake PDO Planned Development Zoning R Rural R-X Rural Executive R-1 Single Family Residential R-1X Single Family Executive R-2 Two Family Residential R-3 Medium Density Residential R-4 High Density Residential R-6 Manufactured Home Park NB Neighborhood Business LB Limited Business GB General Business LI Light Industrial GI General Industrial R-BR Rural/Business Reserve PSP Public Semi-Public PUD Maps are for illustrative purposes only.Recent changes may not be included.Land Use and Zoning Informationshould be verified with City Staff. 0 2,000 4,0001,000 DRAWING SCALE IN FEETCity of Circle Pines 3-13 Figure 3-3: 2030 Future Land Use Map Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com Memorandum To: Katie Larsen, City Planner From: Diane Hankee PE, City Engineer Date: March 2, 2018 Re: Distinctive Elements Rezoning and Site Plan Review WSB Project No. 011561-000 We have reviewed the Rezoning and Site Plan documents received February 15, 2018 for the Distinctive Elements development including: • Preliminary Plan Set prepared by Rehder and Associates, Inc. • Stormwater Management Calculations prepared by Rehder and Associates, Inc. The following are our review comments that should be responded to in writing by the applicant. Engineering • General The Distinctive Elements site is a 0.83-acre site described as Lot 1, Block 2, Apollo Business Park NO. 2. The site is located on Apollo Drive just west of Lake Drive and Interstate 35W. Access to the site is from Apollo Drive. The project proposes to construct a single commercial building with a future showroom. The application has been submitted for a rezoning from GB (General Business) to LI (Light Industrial) and site plan review. The site has relatively flat topography, with elevations ranging from 906 to 909. No soil borings or geotechnical report was provided. • Grading, Erosion and Sediment Control The Distinctive Elements Tile & Design site facility will be located off Apollo Drive about 640 feet south of the intersection of Lilac Street and Apollo Drive. The Distinctive Elements Tile & Design site proposes the construction of a 3,019 square-foot building with an associated parking area. Erosion control measures shown include silt fence along around the development. Ms. Katie Larsen March 2, 2018 Page 2 Comments: 1. The applicant shall submit the earthwork volume data for excavation and embankment. 2. The plans should show all storm sewer inlets within 200’ of the site on Apollo Drive. These inlets should have inlet protection. 3. The shading/pattern shown at the entrance on sheet 2 is not shown in the legend. A rock construction entrance is required. If the shading shown in meant to be a rock construction entrance please label accordingly. 4. The plans should show the vertical/horizontal datum and benchmark used. 5. The plans should have the required existing conditions map which includes all waters that receive runoff within 1 mile of the project, soil types, etc. 6. The plans should show the estimated quantities for sediment and erosion control BMPs used during the life of the project. 7. The plans should list out BMPs for any potential dewatering operations that may occur. 8. The plans should identify the locations and methods to achieve stabilization (temporary and permanent). Pollution prevention BMP measures are needed in plan set. • Stormwater Management The proposed stormwater management for the Distinctive Elements Tile & Design site development consists of an infiltration basin that provides both volume and rate control. Water is directed to the basin by overland flow. Pre-treatment for this basin will be provided by a Rain Guardian Chamber at the curb cut opening and a 65-foot grass swale. The applicant has not yet received an approved RCWD permit. Comments: 1. Infiltration System: a. Provide soil boring data that supports an infiltration rate of 0.8 inches per hour and a minimum of 3.0 feet of separation from ground water. b. Switch all text from “Rain Garden” to “Infiltration Basin” in the “Infiltration Basin Notes” section on page C1. c. Call out the bottom elevation of the infiltration basin along with the 100-yr HWL and infiltration volume. d. It appears that if the infiltration basin were to ever flood, the emergency overland flow would be up the swale, through the curb cut opening, and onto Apollo Drive. Please confirm and call out the emergency overland flow (EOF) elevation on the plan. 2. The storm sewer system consists of the parking lot sheet flowing to a curb cut. This can be problematic, particularly in winter conditions. We recommend that catch basins and piping be added to the design to better facilitate stormwater conveyance. Ms. Katie Larsen March 2, 2018 Page 3 • Water Supply There is an existing 12-inch diameter DIP trunk watermain located along Apollo Drive. The Distinctive Elements development is proposed to be served by extending the existing 6-inch diameter DIP water service from the property line to the east side of the proposed building. Comments: 1. On Sheet C1 along the existing 6-inch water service, the applicant shall add a note to “FIELD VERIFY 6” GATE VALVE, PROVIDE IF ABSENT, POSITION OUTSIDE OF SWALE”. 2. The applicant shall berm over the watermain to provide adequate cover and add insulation per City standards. • Sanitary Sewer There is an existing 21-inch PVC trunk sanitary sewer located along Apollo Drive. The Distinctive Elements development is proposed to be served by extending the existing 6-inch PVC sanitary service from the property line to the east side of the proposed building. The proposed sanitary sewer conforms to the City’s Comprehensive Plan. Comments: 1. The minimum slope of the 6-inch PVC sanitary service shall be “2.0% MIN.” per City Standard Detail SAN-6. 2. The applicant shall add a note to, “VERIFY INVERT ELEVATION OF EXISTING SANITARY SERVICE AND INSULATE AS REQUIRED” at the low point of the swale. 3. The applicant shall add a note that sanitary services require the contractor to provide X, Y and Z GPS coordinates of wyes and service ends for future locating requirements. 4. The applicant shall add a note that sanitary sewer pipe be installed with a tracer wire. A tracer wire box shall be provided at the surface for the ends of the sanitary sewer service tracer wire to provide access to wire ends for future locating requirements. • Transportation The Distinctive Elements plan proposes a new access onto Apollo Drive which is an Anoka County roadway. 1. Anoka County shall review and approve the entrance location. 2. An analysis should be provided verifying that adequate sight distance is provided at the access to the site. • Wetlands and Mitigation Plan There are no wetlands present within the Distinctive Elements project site. Ms. Katie Larsen March 2, 2018 Page 4 • Drainage and Utility Easements 1. The Distinctive Elements Tile & Design site development needs to identify the drainage and utility easement over the infiltration basin and the drainage swale. 2. The parking lot shall not be constructed within the drainage and utility easements. • Development Agreement A site performance agreement will be required. • Grading Agreement Not applicable at this time. • Stormwater Maintenance Agreement A Declaration of Stormwater Maintenance is required and shall include the City of Lino Lakes as a party to the agreement. • Permits Required The following permits shall be obtained prior to the issuance of a grading permit. Comments: 1. City of Lino Lakes Zoning Permit for Grading 2. Anoka County Permit for Work Within the ROW 3. Rice Creek Watershed Permit for Erosion and Sediment Control 4. Rice Creek Watershed Permit for Stormwater Management If you or the applicant has any questions regarding these comments, please contact Diane Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us. SITE PLAN REVIEW WORKSHEET PROJECT: Distinctive Elements DATE: February 19, 2018 REVISED: Planning & Zoning Board Date:March 14, 2018 City Council Date:April 9, 2018 To be addressed by applicant ZONING/LAND USE NOTES: Zoning District GB General Business Future Land Use Plan Industrial Sewered or Unsewered Lot Sewered CUP required?Yes CUP for Contractor Shop Comprehensive Plan Amendment?No Rezoning required?No Variance required?No Required Proposed Lot size (acre)11,250 SF 35,962 Lot width (ft.)100 ft 380 ft Measured along Apollo (parallel to the tangent line of Apollo Drive) 3/8/2018 1 Site Plan Worksheet-Distinctive Elements Setbacks-Street Required Proposed Principal Building-Local Street 30 ft N/A Principal Building-Collector/Arterial Street 40 ft 50 ft Parking Lot 15 ft 25 Setbacks-South Side Yard Required Proposed Principal Building 10 60 ft Accessory Building 10 N/A Parking Lot/Driveway 10 5 ft Does not comply. Setbacks-Rear Yard Required Proposed Principal Building 30 ft 35 Accessory Building 5 ft N/A Parking Lot/Driveway 10 ft 5 ft Does not comply. Required Proposed From Residential District 35 ft N/A Between Principal Buildings N/A N/A Required Proposed Height 45 ft max 22.5 ft Average of gables (18+27 / 2) 3/8/2018 2 Site Plan Worksheet-Distinctive Elements Shoreland district?No OHWL?No Impervious surface restrictions Permitted Proposed 75% max 33% GENERAL PROVISIONS Conforming use Yes Complies Conforming structure Yes Complies Buildable area Yes Complies Building Type and Construction All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment Yes Complies Stucco or EIFS shall constitute no more than 30% of the primary, front building elevation.Yes Complies Stucco or EIFS shall constitute no more than 60% of any side or rear elevation. Yes Complies Stucco or EIFS shall not extend closer than three (3) feet to the ground plane.Yes Complies 4 ft above ground plane Buildings shall have a well-defined base, middle and top. Yes Complies 3/8/2018 3 Site Plan Worksheet-Distinctive Elements Earth tone colors of exterior materials shall be required. Yes Need more information 10% of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones.Yes Appears to comply Please provide color palette to staff. Outside storage N/A None proposed Not permitted via CUP Mechanical equipment screened Yes Location of mechanical equipment and proper screening shall be provided. Accessory buildings or structures Required Proposed Number of structures 1 0 Size 400 sf 0 Refuse and recyclable materials enclosure Required Provided Renderings include brick veneer, EIFS, and metal flashing. Color and material palette shall be provided. 3/8/2018 4 Site Plan Worksheet-Distinctive Elements Outdoor lighting 1.0 ft candle allowance onto right of way TBD Foot candle measurements shall be indicated on plans 0.4 ft candle allowance onto adjacent prop.TBD Foot candle measurements shall be indicated on plans Hooded lights Required Proposed Light Fixture Pole Height 45ft max.20 ft Light fixture pole height and details shall be provided Light Fixture Location Required Proposed Street ROW 10 ft 87 Side or rear 5 ft 3 Smoke, Dust, Odors, Noise None Sewage Disposal (on-site)None Waste material None Bulk storage (liquid)None Radiation emission None Electrical emission None Exterior storage None 3/8/2018 5 Site Plan Worksheet-Distinctive Elements LANDSCAPING Canopy Cover Standards Vehicular Hardscape (sf) x Canopy Cover Percent = Required Minimum Canopy Cover (sf) 8,849 VH (sf)x 40%=3,540 Min. Canopy Cover (sf) 6,300 Proposed Canopy Cover (sf) 2,760 OVER/UNDER REQUIREMENTS (sf) Foundation Landscape Standards LF of Building Per Code Required Proposed Over (+) / (Large)(Large)(Large)Short (-) Location Total LF Per 100 LF Trees Shrubs Trees Shrubs Trees Shrubs Trees Shrubs 262 3 2 6 6 18 6 15 0 -3 Landscape plan shows row of trees on north property line and boulevard trees along the street. 3/8/2018 6 Site Plan Worksheet-Distinctive Elements Open Areas Landscape Standards Per Code Required Proposed Open Area (Large)(Large)(Large) Total SF Per 2,000 SF Trees Shrubs Trees Shrubs Trees Shrubs 19,272 10 1 3 10 30 6 10 Buffer and Screen Standards Required Proposed Height and Material Btn parking lot and public ROW 30" height Compact Burning Bush - mature height 4-6' tall Btn residential uses and arterial/collector 6 feet N/A Btn adjacent less intense, residential uses 6 feet N/A Btn loading/service area and public view 6 feet N/A Outdoor Storage Yards 8 feet Double row w/ triangular spacing Required Combination of large, medium and/or small trees along screen N/A Berms shall be irrigated, 3:1 slope, 4" topsoil N/A Permanent walls shall be offset N/A Wall/fence materials N/A Boulevard Tree Standards NA Boulevard trees are not applicable to commerical properties Irrigation OK Required Please move burning bush trees to provide parking lot screening to satisfy this requirement. N/A 3/8/2018 7 Site Plan Worksheet-Distinctive Elements Tree Preservation & Mitigation Standards Tree survey Required Tree preservation plan Required Performance security required Yes Fences No Parking Required Proposed Angle of parking 90 90 Stall Width & Length 9 x 18 9 x 18 Curb length per car 9'9' Stall Depth Wall to Aisle 18'18' Stall Depth Interlock to Aisle 18'18' Aisle Width One Way 24'N/A Aisle Width Two Way 24'23'Please update plans to show that this standard is met. Curb cut access 30 feet from intersection Yes Yes Curb cut access 40 feet from one another Yes Yes Curb cut and driveway 5 feet from side yard Yes Yes Please provide a tree survey and tree preservation plan for staff review and approval. Please provide a tree survey and tree preservation plan for staff review and approval. 3/8/2018 8 Site Plan Worksheet-Distinctive Elements Required Proposed Curb cut width 36 feet max.23 Please provide dimensions on plans. Grade elevation 5%TBD Please revise plans to show drive elevation. Striping 4" wide 4"TBD Please revise plans to indicate striping width. Continuous concrete perimeter curb barrier Yes Yes Six (6)+ stalls adjacent to street or residential requires berm, wall or fence Yes N/A Parking lot landscaping Yes N/A Six (6)+ stalls requires landscaping Yes N/A Commercial uses with 50+ stalls require islands 100 s.f. per 25 stalls N/A Not applicable Required Proposed # stall requirements 4 5 FA # of employees # handicap stall requirements --1 2 4 3/8/2018 9 Site Plan Worksheet-Distinctive Elements SPECIAL REVIEW REGULATIONS Shoreland District No Floodplain District No RCWD or VLAWMO?RCWD Town Center Design & Development Guide NA Industrial Park Covenants NA Signage Permit required A Sign Permit Application is required for any new monument or wall signs. EAW/AUAR COMPLIANCE Does an EAW/AUAR exist?No Is an EAW/AUAR required?No Is project in compliance?NA Does EAU/AUAR need to be revised?NA 3/8/2018 10 Site Plan Worksheet-Distinctive Elements ADDITIONAL NOTES Please review staff report for additional comments and/or revisions. 3/8/2018 11 Site Plan Worksheet-Distinctive Elements Distinctive Elements Tile & Design, LLC Distinctive Elements Tile & Design, LLC is a tile installation business, and has been in business for 6 years. We have grown the business to the point that we need a shop/supply warehouse for installation supplies, and an office area for potential client meetings and business office purposes. The warehouse we wish to build on Apolo Drive will be primarily used for those purposes. There are currently no employees, but we will only ever have 1-2 employees, as this is a family business. Customers/Clients will only visit site 1-2 times per month, as this is meant to mainly be a supply location. 1 PLANNING & ZONING BOARD AGENDA ITEM 5D STAFF ORIGINATOR: P & Z MEETING DATE: REQUEST: Katie Larsen, City Planner March 14, 2018 PUBLIC HEARING for Love to Grow On (6499 Lakota Trail) 1.Conditional Use Permit 2.Site Plan Review3.Variances CASE NUMBER: CU2018-002 SP2018-003 VR2018-002 APPLICANT: Love to Grown On Childcare Center Attn: Linda Bartos King, Executive Director 10101 Lexington Avenue NE Circle Pines, MN 55015 OWNER: 6451 Ojibway Path LLC Attn: Rebecca Nelson 3564 Rolling View Drive White Bear Lake, MN 55110 REVIEW DEADLINE: Complete Application Date: February 12, 2018 60-Day Review Deadline:April 3, 2018 60-Day Extension Deadline:June 12, 2018 Environmental Board Meeting: February 28, 2018 Park Board Meeting: N/A Planning & Zoning Board Meeting: March 14, 2018 April 11, 2018 Tentative City Council Work Session: May 7, 2018 Tentative City Council Meeting: May 14, 2018 2 BACKGROUND The applicant proposes to construct a 14,405 sf childcare center at the southeast corner of CSAH 34 (Birch Street) and CSAH 49 (Hodgson Road). The name of the development is Love to Grow On. The Land Use Application is for the following: •Conditional Use PermitoCommercial Day Care Facility •Site Plan Review •VariancesoBuilding setback along CSAH 49 (Hodgson Road) o Parking lot setback along east lot line This staff report is based on the followings information: •2/12/2018: Plan set, prepared by Rylaur •2/12/2018: Summary Report, prepared by Rylaur •2/8/2018: Stormwater Management Plan, prepared by Hakanson Anderson •2/8/2018: Stormwater Pollution Prevention Plan, prepared by Hakanson Anderson •2/9/2018: Traffic Impact Study, prepared by Rylaur •12/1/2017: Geotechnical Evaluation Report, prepared by Braun Intertec •6/2/2017: Lighting Detail, prepared by Eaton •9/15/2017: Survey, prepared by The Gregory Group, Inc. ANALYSIS Existing Site Conditions The 1.86 acre parcel is located at the southeast corner of CSAH 34 (Birch Street) and CSAH 49 (Hodgson Road). It was platted in 2004 as part of Millers Crossroads and was intended for commercial use. The original development proposed a 13,000 sf retail/office/daycare use building on site. Several drainage and utility easement recorded on the plat were intended for the original development. These easements will be evaluated by the City Engineer and may be vacated in a separate land use application. A 20’ wide drainage and utility easement exists along the west property line that covers an 18” storm sewer pipe. The parcel is currently vacant. Access to the site from CSAH 34 (Birch Street) is a southbound right-in only onto Lakota Trail and from CSAH 49 (Hodgson Road) full access at Lakota Trail. Regional stormwater ponds immediately abut the site on the east and south and are covered by Wetland Easement Doc. #1925499. The Millers Crossroads townhomes are neighbors to the east and south. Commercial development is located to the north (Apitz Garage and Spirit Hills Center). An 8 foot wide trail exists along CSAH 34 (Birch Street) and CSAH 49 (Hodgson Road) and encroaches slightly onto the property. The ALTA survey does not indicate a recorded trail easement but one shall be required. 3 Zoning and Land Use The parcel was rezoned from LB, Limited Business to NB, Neighborhood Business in 2006 with Ordinance No. 10-06. Current Zoning NB, Neighborhood Business Current Land Use Vacant Commercial Future Land Use per CP Commercial Utility Staging Area 1A=2008-2015 Commercial day care facilities are allowed with an approved conditional use permit in the NB, Neighborhood Business District. Surrounding Zoning and Land Use Direction Zoning Current Land Use Future Land Use North GB, General Business Commercial Commercial East R-3, Medium Density Townhomes Medium Density Residential South R-3, Medium Density Townhomes Medium Density Residential West R-1, Single Family Rural Residential Low Density Residential Site and Building Plan Review Site Plan Love to Grown On is proposing a 14,405 sf childcare facility. The facility has 13,027 sf of useable space and a 1,378 sf interior courtyard. The facility has 3 designated outdoor play spaces. As detailed in the applicant’s narrative, Love to Grow On is committed to non-traditional play space that incorporates natural elements and experiences with nature. The building is intentionally oriented on the site with the building façade facing the northwest to maximize the opportunity to create these outdoor play spaces. The parking lot is located on the northeast corner of the site and has been designed to accommodate school bus traffic. The parcel is a corner lot. The front lot line is along CSAH 34 (Birch Street). The rear lot line is opposite the front lot line and is the south lot line. The west and east boundary lines are the side lot lines. 4 The applicant is requesting 2 variances, one along CSAH 49 (Hodgson Road) and one along the east property line. These variances are detailed below under Variances. Due to high water table and stormwater management requirements, the site has to be raised several feet. This requires retaining walls along sections of the north property line (5 feet high max) and south property line (6 feet high max) and along the driveway access (4 feet high max). Structural engineering details shall be required for the retaining walls but in general, staff doesn’t see any issues. The Site Plan Review Worksheet (attached) provides additional detail related to setbacks and performance standards. Off-Street Parking Requirements Per Section 1007.044(6), day care facilities require one (1) space per teacher on the largest shift, plus (1) space per five (5) students/children based on maximum capacity. Per the applicant’s narrative, the facility has a licensed child population of 188 children and 20 staff. This would require 58 stalls (188/5 + 20 = 58 total). The site plan and narrative indicates 41 parking stalls on site based on an 85% occupancy rate (160 children). The applicant is requesting a parking deferment for 7 stalls; however only 4 are shown on the site plan. Section 1007.044(7) provides for potential parking deferment provided the site has sufficient property under the same ownership to accommodate the expansion of the parking facilities to meet the minimum requirements of this ordinance. The applicant provides compelling discussion regarding the proposed 41 parking stalls; however, 17 (58-41 = 17) deferred (future) parking stalls are required on site per ordinance. It should also be noted that 2 of the 4 proposed deferred stalls shown on the site plan do not appear to meet length requirements. A Parking Deferment Agreement will be required to be recorded against the property. It should also be noted the site plan includes a turning template for a 40 foot length bus. The turning radius comes extremely close to the 18 foot deep park stalls and handicap stalls. Any parked vehicle longer than 18 feet could cause traffic issues. Sheet A100, Site Plan: 1. Off-street parking requirements shall be based on maximum occupancy of 188 children and 20 staff members. 2. All proposed deferred parking stalls shall meet ordinance requirements and be accommodated on site and meet dimensional requirements. 3. The drive aisle width near the deferred parking lots shall be a minimum of 24 feet wide. 4. The sidewalk and retaining wall along the south driveway entrance shall not encroach into the City owned stormwater pond outlot. 5. Parking stall calculations shall be shown on plan sheet. 6. Sidewalk shall be shown to extend along Lakota Trail to Ojibway Path. 5 7. The monument sign in the northwest corner of the site shall not be located within the drainage & utility easement. 8. The Fire Deputy Director-Fire Division has expressed concerns about the parking lot design and site access during an emergency response. 9. The plan sheet shall use the ALTA or certificate of survey as its base. Architectural Plans and Exterior Building Materials The building establishes a low profile residential feel, with pitched roofs and combination of exterior materials including brick with concrete wainscot ledge, glass and Hardi-Board siding and shake materials. The building height is 24’ 10” as measured to the top of the cupola. A color palette was not provided but the color rendering indicates brick red, brown and tan earth tones. Section 1007.043(2)(d)2 states that commercial building exterior wall surfaces may be a combination of materials including brick, stucco, EFIS (exterior finish insulation system), textured, colored or decoratively finished pre-cast or poured-in-place concrete panel, textured concrete masonry units, natural stone, manufactured stone, transparent, tinted or low-reflective glass, or decorative metal cladding. Although engineered exterior products such as Hardi-Board are not specifically noted in the ordinance, staff would support allowing this material with the same regulations required for EFIS or stucco. The ordinance allows for stucco or EFIS on no more than 30% of the primary front building elevation and no more than 60% of any side or rear building elevation. Sheet A201, Exterior Elevations: 1. The east elevation (front elevation) indicates 33% hardi/shake siding which exceeds the allowed 30%. Please revise. 2. The brick base shall be a minimum of 3 feet high. 3. Mechanical equipment location and screening details shall be provided. 4. A color and material palette shall be provided. 5. The Public Safety-Police Division request addition exterior soffit lights for safety purposes. Grading Plan and Stormwater Management Per the Stormwater Management Plan dated February 8, 2018, on-site stormwater management facilities will include 3 infiltration basins and an infiltration trench. The infiltration basins will provide water quality treatment for the site. These basins will discharge to existing regional stormwater ponds located adjacent to the site. Per the Braun Geotechnical report dated December 1, 2017, soils are Type A and well compacted. Recommended groundwater elevation is 890. As previously noted, the site is being raised several feet to meet stormwater management requirements of 3 feet separation between bottom of the basin and groundwater. 6 The applicant has submitted an application to Rice Creek Watershed District. The City Engineer and Environmental Coordinator have provided review comments (see attached). Sheet C7, Grading, Drainage & Erosion Control Plan: 1. Staff has expressed concerns regarding the location of Infiltration Basin 2 and 3 being incorporated into the outdoor play areas and potential compaction and degradation of stormwater management facility. This issue shall be addressed. Public Utilities The new facility will be municipally served by an existing 8” PVC sanitary sewer and an 8” DIP watermain located along Lakota Trail. It should be noted the original 2003 commercial development plan had the watermain looping from Lakota Trail to Hodgson Road. The City Engineer recommends this watermain loop be provided. Sheet C8, Utility and Paving Plan: 1. The size of the existing public utility mains along Lakota Trail shall be indicated on the plan. Landscaping and Tree Preservation Plan Canopy cover calculations have been provided indicating 7,708 sf of canopy coverage required. Sheet L1 indicates 9 large trees provide 9,300 sf of coverage which exceeds requirements. The plan sheet incorrectly provides 950 sf of credit for the 4 trees. Staff’s calculations equal 7,900 sf of coverage which still exceeds requirements. Foundation plantings are shown on Plan Sheet L1. The calculations appear to include the linear feet of the entire building. Due to the orientation of the building and amount of additional landscaping provided on site, the only building elevation requiring foundation plantings is the front façade which is 120 lf. Per staff’s calculations, 2 large trees and 6 shrubs are required. Two trees and 19 shrubs are provided which meet requirements. Open area calculations indicate 15,894 sf of open area. This requires 8 large trees and 24 large shrubs. Fourteen (14) equivalent large trees and 44 equivalent large shrubs are provided. These requirements are met. Section 1007.043 (17)(f) requires landscape screening between a parking lot and public right of way. This is required along CSAH 34 (Birch Street) and has been provided. A 5 foot high black, metal picked fence is proposed around the perimeter of open play areas. The fence and landscape plantings shall not be located within the wetland easement or the drainage & utility easement along CSAH 49 (Hodgson Road). 7 Sheet L.1, Preliminary Landscape Plan: 1. Canopy cover and foundation planting calculations shall be revised. 2. Irrigation is required for all grass and landscaped areas. 3. The fence and landscape plantings shall not be located within the wetland easement or the drainage & utility easement along CSAH 49 (Hodgson Road). 4. The monument sign and landscaping shall not be located with the drainage & utility easement or within the 30 clear vision triangle. 5. Sod is noted in Infiltration Basin #1 and should be corrected. Signage A separate Sign Permit Application shall be required for all walls signs and monument signs. Impervious Surface Coverage/Shoreland District The allowed impervious surface coverage is 65% for NB, Neighborhood Business District; however the parcel is located within the shoreland district of Baldwin Lake which allows 60%. The proposed 49% post-development impervious surface coverage is compliant. Pre-Development Post-Development Impervious 0 sf (0%) 38,810 sf (49%) Pervious 79,981 sf (100%) 41,171 sf (51%) TOTAL AREA 79,981 sf (100%) 79,981 sf (100%) Traffic Study A Traffic Impact Study was prepared by Traffic Impact on February 9, 2018. The proposed development is expected to generate 654 new daily trips, with 60 new entering trips and 54 new exiting trips in the AM peak and 52 new entering trips and 59 new exiting trips in the PM peak hour. ITE Trip Generation Average Weekday Driveway Trips AM Peak Hour Trips PM Peak Hour Trips 654 Enter Exit Enter Exit 60 54 52 59 8 Level of Service (LOS) Level of service is a term to measure how traffic operates in intersections. An “A” level of service represents best conditions and an “F” represents the worse. Intersection Current 2018 LOS Full Build 2019 LOS AM PM AM PM Hodgson Rd & Birch St B B B B Birch St & Lakota Trail B B B C Hodgson Rd & Lakota Trail A A A A Per Section 1007.020(4)(d), traffic generated by a proposed development is within the capacity of the City if the existing level of service is A or B and the traffic generated by the new development will not degrade the level of service more than one grade. The level of service is not degraded by more than one grade; therefore the development is within the capacity of the city. Analysis of local road impacts was also included in the traffic study. Local Road AM Peak PM Peak Vehicle per Minute Lakota Trail (south of Ojibway Path) 55 54 1 vehicle per 1 minute Ojibway Path 16 15 1 vehicle per 4 minutes Arrowhead Drive 16 14 1 vehicle per 4 minutes Based on the traffic study, analysis of the proposed daycare facility shows that the surrounding intersections and local roads are projected to operate acceptably and will have negligible impact on the surrounding neighborhood streets. The roads have structural capacity to accommodate the increased traffic. It is important to note this parcel was always intended for daycare/office/retail development as part of the original Millers Crossroads development. Staff Comments: 1. The executive summary of the traffic study notes the facility would be licensed for 188 children and an 85% occupancy rate of 160 children. However, page 8 uses 138 students to analyze traffic impacts. a. The study shall be revised to analyze the traffic impacts based the licensed 188 children. 9 2. Birch Trail shall be revised to Birch Street. 3. See additional WSB Traffic Engineer comments in letter dated March 2, 2018. D&U Easements Several drainage and utility easements recorded on the 2003 plat were intended for the original commercial development. The applicant has requested the east-west drainage & utility easement be vacated. These easements will be evaluated by the City Engineer and may be vacated in a separate land use application. Public Land Dedication Park dedication fees for this parcel were paid in 2004 with the final plat of Millers Crossroads. No additional park dedication fees are required. Wetlands The regional stormwater ponds located to the east and south of the parcel are considered wetlands and are covered by Wetland Easement Doc. No. 1925499 as noted on the ALTA survey. Staff has noted that fencing and landscaping are not allowed within the easement. With this revision, there are no wetland impacts. Floodplain There are no floodplains located on site. It should be noted the ALTA survey notes the 1982 FEMA panel map but staff has verified the 2015 DFIRM does not indicated floodplain on site. Anoka County Highway Department Staff has distributed materials to Anoka County Highway Department and is waiting their comments. Environmental Board The Environmental Board reviewed the proposal at their February 28, 2018 meeting. Overall comments were positive with minor plan revisions required. Stormwater Maintenance Agreement A Declaration of Stormwater Maintenance is required and shall include the City of Lino Lakes as a party to the agreement. Site Improvement Performance Agreement 10 The City will draft a Site Improvement Performance Agreement. The Agreement shall reference the need for a Parking Deferment Agreement to be recorded against the property. Comprehensive Plan Resource Management System The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP’s such as curb, gutter and infiltration basins. Land Use Plan The Comprehensive Plan guides this property for commercial use. The proposed Love to Grow On childcare facility is consistent with commercial land use. Housing Plan The goals and policies of Housing Plan are not negatively impacted by the Love to Grow On development. Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. Love to Grow On does not change the level of service along CSAH 34 (Birch Street) or CSAH 49 (Hodgson Road). These roads are Minor Arterial and Minor Expander, respectively, and have capacity to handle the traffic volumes created by the development. Local roads will not be negatively impacted. Sanitary Sewer and Water Supply Plan The new facility will be served by an existing 8” PVC sanitary sewer and a 8” DIP watermain located along Lakota Trail. The existing sanitary sewer and water supply system have capacity for the new development. Findings of Fact Conditional Use Permits The property is zoned NB, Neighborhood Business and allows for a commercial day care facility with an approved conditional use permit. The Planning and Zoning Board shall recommend approval of a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: 11 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. Love to Grow On is consistent with the official City Comprehensive Plan. The parcel is guided commercial and a day care facility is consistent with that land use. The development is also consistent with the goals and policies of the comprehensive plan in regards to resource management, transportation, utilities and local water management plan. 2. The proposed development application is compatible with present and future land uses of the area. Love to Grow On is compatible with present and future land uses of the area. Land uses surrounding the subject site are guided for commercial development and low density and medium density residential development. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. Love to Grow On, as presented, does not conform will all performance standards as detailed in this staff report. The plans shall be revised to provide conformance. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. 12 c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. Love to Grow On does not change the level of service along CSAH 34 (Birch Street) or CSAH 49 (Hodgson Road). These roads are Minor Arterial and Minor Expander, respectively, and have capacity to handle the traffic volumes created by the development. Local roads will not be negatively impacted. 5. The proposed development shall be served with adequate and safe water supply. Love to Grow On will be served with an adequate water supply. An 8” DIP watermain along Lakota Trail will serve the development. The City’s water system has capacity to accommodate the commercial development. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. 13 Love to Grow On will be served with an adequate waste disposal system. The development is within the current Utility Staging Area 1A=2008-2015 and will be served by an 8” PVC sewer main along Lakota Trail. The sanitary sewer system has capacity to accommodate the commercial development. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. Love to Grow On is an allowed use within the NB, Neighborhood Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic or historic features on the existing site. Specific Conditional Use Permit (CUP) Requirements In addition to the administrative requirements of a conditional use permit, the following specific performance standards of the NB, Neighborhood Business District must also be met: (a) Commercial day care facilities provided that: 1. All requirements of the Minnesota Department of Health and Human Services, as may be amended, are satisfactorily met and the structure and operation is licensed accordingly. The applicant shall be responsible for obtaining all required State and County licenses. 2. Screening is provided along all shared property lines. Such required fencing and screening shall be in compliance with the applicable provisions of §1007.043 (17) of this Ordinance. The shared property lines to the east and south are City owned outlots containing regional stormwater ponds. Screening is not required. 3. Adequate off-street parking is provided in a location separated from any outdoor 14 play area(s). The applicant shall revise the plans to demonstrate adequate off-street parking is provided. Variances The applicant is requesting two (2) variances. Variance #1: An 8’-4” variance to reduce the required arterial road setback from 40 feet to 34’-8” The required principal building setback along arterial road CSAH 49 (Hodgson Road) is 40 feet. The rear corner of the building encroaches into the setback 8’-4”. The applicant makes the argument that the entire area of the 40’ setback is 8,520 sf and the building encroachment is only 69 sf which is less than 1%. Staff recognizes that only a small portion of the building encroaches into the setback vs. the entire side wall of the building. The building does not encroach into the existing 20’ drainage & utility easement or negatively impact the surrounding area. Decorative fencing and landscaping are also provided along Hodgson Road. Staff comment: 1. The narrative describes an 8’-4” encroachment but Sheet A1, Site Plan indicates an 8’-1” encroachment. a. The applicant shall verify and make the necessary corrections. Variance #2: A 5 foot variance to reduce the required parking lot setback from 10 feet to 5 feet The applicant is requesting a 5 foot variance for the northeast corner of the parking lot that abuts the City owned outlot/stormwater pond in order to accommodate school busses and traffic movement on site. The 5 foot variance does not negatively impact the adjacent City property. Per Section 1007.018(a), no variance shall be granted unless it meets all the criteria in paragraphs 1. through 7. below. The City shall make findings regarding compliance with these criteria. 1. The variance shall be in harmony with the general purposes and intent of the ordinance. The general purpose and intent of the NB, Neighborhood is to provide for the establishment of local businesses for convenience, limited office, retail or service outlets which deal directly with the daily requirements for the immediate neighborhood. The 15 variance to allow for two (2) setback variances for the construction of a commercial day care facility are in harmony with the general purposes and intent of the ordinance. 2. The variance shall be consistent with the comprehensive plan. Both variance requests are consistent with the comprehensive plan. The subject site is guided for commercial land use and the commercial day care facility is consistent with commercial land use. 3. There shall be practical difficulties in complying with the ordinance. “Practical difficulties,” as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by the ordinance. Economic considerations alone do not constitute practical difficulties. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. There are practical difficulties in maintaining the 40 foot building setback and 5 foot parking lot setback. The stormwater in this development requires management through three (3) on-site infiltration basins. These required basins reduce the amount of buildable area to locate the building. The northeast facing orientation of the building allows for only the rear corner of the building to encroach into the building setback vs. the entire length of the side elevation. The parking stall encroachment abuts a City stormwater pond and does not negatively impact the pond. The property owner proposed to use the property in a reasonable manner. The parcel is guided commercial and a day care facility is consistent with that land use. 4. The plight of the landowner shall be due to circumstances unique to the property not created by the landowner. The plight of the landowner is due to circumstances unique to the property and was not created by the landowner. The applicant is proposing to develop an existing lot of record platted in 2004 with existing non-standard drainage & utility easements. 5. The variance shall not alter the essential character of the locality. The variance will not alter the essential character of the locality. The reduced setbacks are along CSAH 49 (Hodgson Road) and a city owned outlot/stormwater pond. The neighborhood consists of commercial development to the north and medium density townhomes to the east and south. 6. A variance shall not be granted for any use that is not allowed under the ordinance for property in the zoning district where the subject site is located. Commercial day care facilities are allowed in the NB, Neighborhood Business district with an approved conditional use permit. 16 7. In accordance with MN Stat. 462.357, Subp. 6, variances shall be granted for earth sheltered construction as defined in MN Stat. 216C.06, Subd. 14, when in harmony with the zoning ordinance. Not applicable. RECOMMENDATION Staff recommends continuation of the public hearing to allow the applicant time to address staff comments as noted in this staff report. ATTACHMENTS 1. Site Location Map 2. Aerial Map 3. Zoning Map 4. 2030 Future Land Use Map 5. City Engineer letter dated March 2, 2018 6. Environmental Coordinator letter (to follow) 7. Site Plan Review Worksheet 8. Applicant Narrative 9. Plan Set and Architectural Elevations 0 2,000 4,0001,000 Feet BIRCH STBIRCH STLAKE DRLAKE DROLD BIRCH STOLD BIRCH STBBAALLDDWWIINNCCIIRRFOX CVFOX CV RAVENS CTRAVENS CT S IO U X L NSIOUX L N TOTEM TRLTOTEM TRLPELICAN PL PELICAN PL HOLLOW LNHOLLOW LNCHERRY LNCHERRY LN2ND AVE2ND AVERED FOX RDRED FOX RDCOYOTE TRLCOYOTE TRLLAKOTA TRLLAKOTA TRLRUSTIC LNRUSTIC LNF A WN L NF AWN L NHHOOKKAAHHDDRRPP LL UUMM LLNN LLIINNDDAA LLNN FFOOXXRRDDW H IT E P I N E R DWHITE P IN E R DLAKEVIEW DRLAKEVIEW DRLL IINN DD EE NNLLNNWOODRIDGE LN WOODRIDGE LN WARE RDWARE RDHHAA WW TTHHOORRNN RRDD 62ND ST62ND ST WWEESSTTSSHHAADDOOWWLLAAKKEEDDRRRICECREEK GOLDENLAKE BALDWIN LAKEOHWL 883.1100-yr 886.1 RESHANAU LAKEOHWL 883.5100-yr 886.0 RICE LAKEOHWL 883.1100-yr 886.0 Lino Lakes Circle Pines Site Location Map µ Love To Grow On 0 100 20050Feet 65086508 361361 357357 351351 365365 64806480 64786478 355355 363363 325325 349349 367367 369369 359359 371371 353353 64996499 LLAAKKOOTTAATTRRLLOJIBWAY PATHOJIBWAY PATH Aerial MapLove To Grow On µ 0 500 1,000250Feet R-1 R-1 R-1X NB R-1 R-1X R-1X R-1X R-1 PSP R-1 GB PSP R-1 R-1 R-3 R-3 R-1 R-1 R-1 PSP R-1 PSP BALDWIN LAKEOHWL 883.1100-yr 886.1 RICE LAKEOHWL 883.1100-yr 886.0PELICAN PLPELICAN PLEGRET LNEGRET LN SIOUX CTSIOUX CT HOKAH DRHOKAH DRAARRRROOWWHHEEAADD DDRRWARE CIRWARE CIRW A R E R DWARE R D SSIIOOUUXXLLNNCC HH IIPP PP EE WW AA TT RR LLTT OO MM AA HH AA WW KK CCTT TOTEM TRLTOTEM TRLTOMAHAWK TRLTOMAHAWK TRLLLAAKKOOTTAATTRRLLOJIBWAY PATHOJIBWAY PATHRRIICCEECCTTHHOOKKAAHHDDRR HAWTHORN RDHAWTHORN RD Zoning Map µ Legend Zoning DistrictsZoning Description Rural Rural Executive Single Family Residential Single Family Executive Two Family Residential Medium Density Residential High Density Residential Manufactured Home Park Limited Business General Business Neighborhood Business General Industrial Light Industrial Rural/Business Reserve Public Semi-Public PUD 0 600 1,200300Feet BALDWIN LAKEOHWL 883.1100-yr 886.1 RICE LAKEOHWL 883.1100-yr 886.0RICE LAKEOHWL 883.1100-yr 886.0 PELICAN PL PELICAN PL LONESOME PINE TRLLONESOME PINE TRLEGRET LNEGRET LN CC HHIIPPPPEEWW AA TTRRLL SIOUX CTSIOUX CT HOKAH DRHOKAH DRVAUGHAN CTVAUGHAN CTAARRRROOWWHHEEAADD DDRRWARE CIRWARE CIRARROWHEAD CT ARROWHEAD CTWWAARREERRDDSIOUX LNSIOUX LNPP EE LL II CCAANNPPLLTT OO MM AA HH AA WW KK CCTT TOTEM TRLTOTEM TRLTTOOMMAAHHAAWWKKTTRRLLLLAAKKOOTTAATTRRLLHAWTHORN RDHAWTHORN RDOJIBWAY PATHOJIBWAY PATHRRIICCEECCTTHHOOKKAAHHDDRRSSIIOOUUXXLLOOOOKKOOUUTT Future Land Use Map µ Legend Future Land Use 2030 (Stantec)Future Land Use 2030 (Stantec) Permanent Rural Urban Reserve Low Density Sewered Residential Medium Density Residential High Density Residential Commercial Mixed Use Industrial Civic/Institutional Park and Open Space Private Airfield Right-of-Way Open Water Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com Memorandum To: Katie Larsen, City Planner From: Diane Hankee PE, City Engineer Date: March 2, 2018 Re: Love to Grow On CUP, Variance and Site Plan Review WSB Project No. 011428-000 We have reviewed the Site Plan documents received February 12, 2018 for the Love to Grow On development including: • Site Plans prepared by Hakanson Anderson • Stormwater Management Plan prepared by Hakanson Anderson • SWPPP prepared by Hakanson Anderson • Geotechnical Exploration Report prepared by Braun Intertec • ALTA Survey prepared by Lot Surveys Company • Traffic Impact Study prepared by Traffic Impact Group, L.L.C. The following are our review comments that should be responded to in writing by the applicant. Engineering • General The Love to Grow On development is proposed on a 1.84-acre lot located east of Hodgson Road (County Road 49), south of Birch Street (County Road 34) and west of Lakota Trail. Access to the site will be from Lakota Trail. The project proposes a childcare facility and associated infrastructure. • Grading, Erosion and Sediment Control The site elevation ranges from 896, near the center of the site, to 889 in the southeast corner of the site. The geotechnical conditions of the site indicate that there is about 9 feet of fill overlaying poorly graded sand including silty sand and silt. Sandy lean clay was found 29 and 40 feet below grade. The groundwater elevations were between 7 and 9 feet below the surface in all four borings included in the geotechnical report. Ms. Katie Larsen March 2, 2018 Page 2 Comments: 1. The applicant shall submit the earthwork volume data for excavation and embankment. 2. Parking lot grades should be shown on the plans. Parking lot grades should range between 2% and 5%. 3. The plans should indicate the vertical/horizontal datum and benchmark used on the title sheet. 4. We recommend including inlet protection on the exiting CB on the north bound side of Lakota Trail, just across from the site entrance. 5. The project calculations that should be provided are: total disturbed, pre-impervious calculations, post-construction impervious calculations. 6. The plans should include estimated quantities for sediment and erosion control BMPs used during the life of the project. • Stormwater Management The Love to Grow On development at an elevation of 899 proposes to raise the site by approximately 3-feet to provide the required separation between the bottom of the infiltration basins and the seasonal high ground water elevations. The proposed stormwater management for the Love To Grow On Childcare site development consists of three infiltration basins and infiltration trenches under the parking lot. The basins will discharge to exiting stormwater ponds located adjacent to the site, built as part of the original Miller Crossroads development. The applicant has not yet received an approved RCWD permit. Comments: 1. The applicant shall provide the City and RCWD a narrative demonstrating the feasibility of infiltration on site without raising the site. Raising the site impacts adjacent infrastructure and creates the need for up to 6 feet tall retaining walls. Other infiltration options such as surface water reuse or pervious pavements may be considered. 2. Include a 4-foot sump on CB # 4 to provide pre-treatment to the surface water prior to discharge to the infiltration trenches. 3. Lower the invert of CB #4 to 893.50 to bring the cover over the pipe closer to 2-feet. 4. The applicant shall model the three adjacent existing ponds to verify the capacity for the 2, 10, and 100-year events. a. Rice Creek Watershed District determined that capacity exists due to the project being proposed with the original Miller Crossroads permit being less than the proposed project. b. Call out the normal water levels (NWL) and 100-year high water levels (HWL) of the three adjacent ponds on the plan. 5. Call out the emergency overland overflow (EOF) elevation for infiltration basins and existing adjacent ponds. Indicate the overland overflow direction with a flow arrow. • Water Supply Ms. Katie Larsen March 2, 2018 Page 3 There is an existing 8-inch diameter watermain located along Lakota Trail. The Love to Grow On Childcare development is proposed to be served by 8-inch diameter watermain. Comments: 1. The applicant may need to loop the 8-inch diameter watermain through the site to Hodgson Road to provide adequate fire flow and pressure to the proposed building. 2. Sheet C8, Reference Note (2) shall read, “FIELD VERIFY EXISTENCE OF 8” GATE VALVE AND BOX, CONSTRUCT PER CITY DETAIL WAT-2 IF ABSENT.” • Sanitary Sewer There is an existing 8-inch PVC sanitary sewer located along Lakota Trail. The Love to Grow On Childcare development is proposed to be served by 6-inch PVC sanitary sewer Trail. The proposed sanitary sewer aligns with the City’s draft 2040 Comprehensive Sanitary Sewer Plan. Lift Station No. 9, downstream to the north, has adequate residual capacity for the estimated peak flows from this development. Comments: 1. Sheet C8, Reference Note (1) shall also include, “CONTRACTOR TO PROVIDE PVC REDUCER AS NECESSARY.” 2. Sheet C8, Reference Note (10) shall reference “SAN-5” in place of “SAN-6”. 3. Sanitary sewer services shall be Schedule 40 pipe. 4. The applicant shall add a note that sanitary services require the contractor to provide X, Y and Z GPS coordinates of wyes and service ends for future locating requirements. 5. The applicant shall add a note that sanitary sewer pipe be installed with a tracer wire. A tracer wire box shall be provided at the surface for the ends of the sanitary sewer service tracer wire to provide access to wire ends for future locating requirements. • Transportation The Love to Grow On Childcare development is proposed in the southeast quadrant of Hodgson Road (CSAH 49) and Birch Street (CSAH 34). Access to the site is proposed from a driveway to Lakota Trial south of Birch Street (CSAH 34). The Traffic Study evaluating the Love to Grow On Childcare development identifies a 13,000 sf. childcare facility with a maximum capacity of 188 students. Based on the site at maximum capacity, the site is anticipated to generate approximately 769 new trips per day, 147 new trips in the a.m. peak hour and 149 new trips in the p.m. peak hour. These figures are updated from what is included in the Traffic Study which assumed 85% of capacity. Based on a review of the proposed Site Plan and Traffic Study the following comments are offered. Comments: Ms. Katie Larsen March 2, 2018 Page 4 1. Throughout the Traffic Study the Birch Street is referred to as Birch Trail. 2. The Traffic Study assumed that the enrollment would be at 85% of capacity or 160 students. Although, this may be typical the analysis should be provided for a full capacity, 188 students, condition. 3. The Traffic Study assumes that there will be no background traffic growth in the area based on historic traffic counts. This assumption should be reconsidered. If you look at the Anoka County 2040 projections the roadways in this area will increase an average of approximately 0.5%/year. It is recommended that the existing traffic conditions be increased to accommodate this growth. 4. Based on the revised recommended traffic generation and background growth, the LOS analysis and queuing analysis should be updated. 5. The analysis result tables (4.2 – 4.7) should include a column that indicates what the available queue storage is for each movement. Reviewing the worksheets in the appendix, some of the assumptions appear to be inaccurate. (i.e. all the turn bays at the Hodgson Road (CSAH 49) and Birch Street (CSAH 34) intersection are not 200 ft. in length, or; the right turns at the Birch Street (CASH 34) and Lakota Trail intersection are not 0 ft., etc.) 6. The analysis of the local streets does not provide a good representation of how much additional traffic would be on these streets in comparison to existing conditions. It is understood that traffic counts were not completed on these streets, however estimated traffic (ADT, AM peak and PM peak) should be developed for comparison. • Wetlands and Mitigation Plan 1. The Love to Grow On development site includes 2 wetlands. The plan does not propose to impact any wetlands. 2. A review of the DNR’s Natural Heritage Information System (NHIS) Database revealed the adjacent Baldwin Lake as a potential nesting area for Forster’s tern (Sterna forsteri), a state Species of Special Concern. It is unlikely that the proposed project will impact the tern. • Floodplain Floodplain is not present on the Love to Grow On Childcare site development site. • Drainage and Utility Easements There are existing easements on the site that shall be vacated and new easement dedicated. 1. There is an east west drainage and utility easement parallel to the north boundary of the site that can be vacated. Ms. Katie Larsen March 2, 2018 Page 5 2. Wetland easement around the wetlands/ponds shall be modified to encompass the wetland area. 3. A drainage and utility easement adjacent to the wetland easement should be vacated. 4. Proposed infiltration systems will be privately maintained and do not need to be within easement. 5. Easement over the existing trail shall be dedicated. • Development Agreement A site performance agreement will be required. • Grading Agreement Not applicable at this time. • Stormwater Maintenance Agreement A Declaration of Stormwater Maintenance is required and shall include the City of Lino Lakes as a party to the agreement. • Permits Required The following permits shall be obtained prior to the issuance of a grading permit. 1. NPDES Construction General Permit 2. Rice Creek Watershed for Erosion and Sediment Control and Stormwater Management 3. City of Lino Lakes Zoning Permit for Grading 4. Anoka County Highway Department If you or the applicant has any questions regarding these comments, please contact Diane Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us. 2/23/2018 1 Site Plan Review Worksheet-Love to Grow On SITE PLAN REVIEW WORKSHEET PROJECT: Love to Grow On DATE: February 16, 2018 REVISED: Planning & Zoning Board Date:March 14, 2018 City Council Date:TBD To be addressed by applicant ZONING/LAND USE NOTES: Zoning District NB Neighborhood Business Future Land Use Plan Commercial Sewered or Unsewered Lot Sewered Currently on septic, but will hook into sewer when project is complete CUP required?Yes Commercial day care facility Comprehensive Plan Amendment?No Rezoning required?No Variance required?Yes Street setback and parking lot setback Required Proposed Lot size 11,250 sf 79,981 sf Existing Lot 1, Block 16 Millers Crossroads Lot width 100 ft 247 ft Measured along Birch Street 2/23/2018 2 Site Plan Review Worksheet-Love to Grow On Setbacks-Street Required Proposed Principal Building-Birch Street 40 ft 76'-11" Principal Building-Hodgson Road 40 ft 31'-10"Variance required Parking Lot 15 ft 15' Setbacks East Side Yard Required Proposed Principal Building 10 72 ft Accessory Building 10 34'Trash enclosure Parking Lot/Driveway 10 5 ft Variance required Setbacks-Rear Yard Required Proposed Principal Building 30 ft 121 ft From east lot line Accessory Building 5 ft 89 ft Trash enclosure Parking Lot/Driveway 10 ft 57 ft Required Proposed From Residential District 35 ft NA Between Principal Buildings NA NA Required Proposed Height 45 ft max 24'-10" 2/23/2018 3 Site Plan Review Worksheet-Love to Grow On Shoreland district?Yes OHWL?No Impervious surface restrictions Permitted Proposed 60% max 49%Shoreland District GENERAL PROVISIONS Conforming use Yes Conforming structure Yes Variances required Buildable area Yes Building Type and Construction Commercial All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment Yes Brick, Hardi-Board, concrete and glass exterior materials Stucco or EIFS shall constitute no more than 30% of the primary, front building elevation.No Hardi-Board is 33% on front elevation Stucco or EIFS shall constitute no more than 60% of any side or rear elevation. Yes Stucco or EIFS shall not extend closer than three (3) feet to the ground plane.No Hardi-Board shall not be closer than 3 feet to ground plane Buildings shall have a well-defined base, middle and top. Yes 2/23/2018 4 Site Plan Review Worksheet-Love to Grow On Earth tone colors of exterior materials shall be required. Yes Renderings include brick, brown and beige colors. Color and material palette shall be provided. 10% of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones.NA Outside storage None No outside storage is proposed. Mechanical equipment screened TBD Location of mechanical equipment and proper screening shall be provided. Accessory buildings or structures Allowed Proposed Number of structures 1 0 Size 400 sf NA Refuse and recyclable materials enclosure Yes Brick base and Hardi-Board 2/23/2018 5 Site Plan Review Worksheet-Love to Grow On Outdoor lighting 1.0 ft candle allowance onto right of way OK 0.4 ft candle allowance onto adjacent prop.OK Hooded lights Yes Required Proposed Light Fixture Pole Height 45ft max.TBD light fixture pole height and details shall be provided Light Fixture Location Required Proposed Street ROW 10 ft 170 ft Side or rear 5 ft 170 ft & 50 ft Smoke, Dust, Odors, Noise Minimal Typical construction activities. Sewage Disposal (on-site)NA Waste material Yes Typical construction waste material will be property disposed of. Bulk storage (liquid)No Radiation emission No Electrical emission No Exterior storage No 2/23/2018 6 Site Plan Review Worksheet-Love to Grow On LANDSCAPING Canopy Cover Standards Vehicular Hardscape (sf) x Canopy Cover Percent = Required Minimum Canopy Cover (sf) 19,269 VH (sf)x 40%=7,708 Min. Canopy Cover (sf) 7,900 Proposed Canopy Cover (sf) 192 OVER/UNDER REQUIREMENTS (sf) Foundation Landscape Standards LF of Building Per Code Required Proposed Over (+) / (Large)(Large)(Large)Short (-) Location Total LF Per 100 LF Trees Shrubs Trees Shrubs Trees Shrubs Trees Shrubs Front Façade 120 1 2 6 2 6 2 19 0 13 2/23/2018 7 Site Plan Review Worksheet-Love to Grow On Open Areas Landscape Standards Per Code Required Proposed Over (+) / Open Area (Large)(Large)(Large)Short (-) Total SF Per 2,000 SF Trees Shrubs Trees Shrubs Trees Shrubs Trees Shrubs 15,894 8 1 3 8 24 14 44 14 44 Buffer and Screen Standards Required Proposed Height and Material Btn parking lot and public ROW 30" height A landscape buffer has been provided along CSAH 34 (Birch Street) as required. Btn residential uses and arterial/collector 6 feet NA Btn adjacent less intense, residential uses 6 feet NA, parcel does not immediately abut residential property Btn loading/service area and public view 6 feet NA Outdoor Storage Yards 8 feet Double row w/ triangular spacing Provided Combination of large, medium and/or small trees along screen NA Berms shall be irrigated, 3:1 slope, 4" topsoil NA Permanent walls shall be offset NA Decorative fencing and retaining walls provided Wall/fence materials Yes Boulevard Tree Standards NA Boulevard trees are not applicable to commerical properties Irrigation OK Required NA 7 ft fence of wood board 2/23/2018 8 Site Plan Review Worksheet-Love to Grow On Tree Preservation & Mitigation Standards Tree survey NA There are no significant trees on site. Tree preservation plan NA Performance security required Yes Parking Required Proposed Angle of parking 90 90 Stall Width & Length 9 x 18 9 x 18 Curb length per car 9'9' Stall Depth Wall to Aisle 18'18' Stall Depth Interlock to Aisle 18'18' Aisle Width One Way 24'<24'Plans shall be revised Aisle Width Two Way 24'24' Curb cut access 30 feet from intersection Yes Existing driveway access Curb cut access 40 feet from one another Yes Curb cut and driveway 5 feet from side yard Yes 2/23/2018 9 Site Plan Review Worksheet-Love to Grow On Required Proposed Curb cut width 36 feet max.24'Existing driveway access Grade elevation 5%NA Striping 4" wide 4"Required Plan shall specify 4" striping Continuous concrete perimeter curb barrier Yes Six (6)+ stalls adjacent to street or residential requires berm, wall or fence Yes Parking lot landscaping Yes Six (6)+ stalls requires landscaping Yes Commercial uses with 50+ stalls require islands 100 s.f. per 25 stalls Not applicable Required Proposed # stall requirements 58 41 Parking stall requirements shall be based on 188 students + 20 teachers # handicap stall requirements 2 2 1 stall per 5 students + 1 stall per teacher 188/5 + 20 = 41 stalls required Parking deferment requires defered stalls be able to be located on site 2/23/2018 10 Site Plan Review Worksheet-Love to Grow On SPECIAL REVIEW REGULATIONS Shoreland District Yes 60% impervious surface requirements are met Floodplain District No RCWD or VLAWMO?RCWD Town Center Design & Development Guide NA Industrial Park Covenants NA Signage Permit required A Sign Permit Application is required for any new monument or wall signs. EAW/AUAR COMPLIANCE Does an EAW/AUAR exist?No Is an EAW/AUAR required?No Is project in compliance?NA Does EAU/AUAR need to be revised?NA ADDITIONAL NOTES Please review staff report for additional comments and/or revisions. - 1 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 February 12, 2018 SUMMARY REPORT TO: Ms. Katie Larsen, AICP; City Planner, City of Lino lakes FROM: A. Peter Hilger, AIA philger@rylaur.com RE: Love to Grow On Childcare Center Millers Crossroads Please find attached all applications and documentation necessary for the City of Lino Lakes to review and hopefully approve this proposed development. Following is a narrative summary of the proposed project. ABOUT LOVE TO GROW ON Founded in 1988, Love To Grow On is a non-denominational Christian based Nonprofit 501(c)3 Charitable Corporation and is governed by a dedicated volunteer Board of Directors. Love To Grow On is accredited by the National Association for the Education of Young Children (NAEYC). We have received a Four-Star Rating, which is the highest possible rating, from Parent Aware. They have two existing centers, one in Lexington and one in Circle Pines, which they will be consolidating at this new facility in Lino Lakes. Ms. Linda Bartos King is the co-founder of Love To Grow On, and the Executive Director, and applicant for approval of this site. Following is text from their website establishing their core values and mission: Our mission at Love To Grow On Childcare Center is to provide Learning experiences in a nurturing and accepting atmosphere where children can develop a sense of trust and security. We will provide Opportunity to enhance the sense of dignity and self-worth within the child and their family by fostering the growth and development of the “whole child” and offering support to the child’s family. We believe that instilling Christian Values at an early age will help to promote loving relationships in which each child can thrive. We will provide Encouragement by creating a climate of confidence and success for each child to grow on. Our goal will be to establish patterns and expectations for success by encouraging each child’s self-confidence, spontaneity, curiosity and self-discipline. We will strive to develop the physical, intellectual, social and emotional health of each child. The staff of Love To Grow On are committed to the development of a creative and culturally diverse curriculum. Together, we will create an environment where values such as acceptance, cooperation, consideration, empathy, and respect can be nurtured. We will empower our children and community by emphasizing peace and non-violent solutions. - 2 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Quality childcare should be made available and affordable for all children. We believe with strong ties in the community, our center will accomplish this mission. Children, families and staff will not be discriminated against because of race, creed, gender, age, disability, national or ethnic origin, religion, or source of payment. Love To Grow On welcomes families receiving Child Care Assistance. ABOUT THE SITE Located at the intersection of Hodgson Road and Birch Street, the site was originally planned by this Architect for the present Owner for strip retail development, presumably capable of 7 day a week operation, as well as approved alternate uses that included a child care center. This proposal fulfills that original planning objective as the property is correctly zoned for this use. With sole access off of the entrance road to the Millers Crossroads development, Lakota Trail, access that was planned for all along, the site is distinctly removed from the residential uses by two wetland pond facilities originally planned for stormwater management. Therefore, the proposed use of the facility does not have any direct adjacencies to a homestead. We believe that to be one unique advantage of this site. Please note that since the original approval of this site, changes to the stormwater management requirements have created many challenges for this site. Due to a high water table coupled with the requirement for stormwater infiltration as treatment, we are required to raise the site several feet in order to keep the infiltration channels at least 3’ above the water table. This necessitates the installation of lengthy but low retaining walls to contain this fill to meet the infiltration requirements. The final design incorporates three smaller infiltration basins and a linear sub- grade infiltration trench. Plans have been submitted to the Watershed for approval. Parking is concentrated on the eastern portion of the site, so as to present the larger, landscaped open play spaces to the road frontages, rather than parking. With a circular flow, the site provides for 41 parking spaces, and proof of parking for an additional 4 spaces if ever needed. Due to the large 40’ setbacks on the two Hodgson/Birch frontages, and the limitations imposed by the resulting shape of the lot, the amount of infiltration required, the requirements of the building, a small setback variance is required on the Hodgson frontage, but only for a small corner of the building, that is more than made up for by the large amount of landscaped open space immediately fronting the corner that could theoretically be building area. In addition, a setback to the sideyard parking setback is requested in the two locations where parking abuts the wetland (See the discussion of the variance below). PLAY SPACE Love to Grow On is committed to a non-traditional playspace, one that does not rely strictly upon large motor skill equipment, but rather natural elements that invite a child’s explorative curiosity in keeping with their mission. This concept is presently employed at their two existing centers in Circle Pines and Lexington. The outdoor play areas are designed to help children learn through experiences with nature. The plans for the three different play areas (infant/toddler, preschool, school age) utilize the principles of the Nature Explore Classroom program developed by the National Arbor Day Foundation and Dimensions Educational Research Foundation. The principles include dividing the play areas into clearly delineated activity zones for visual clarity and to provide a balanced mix of play opportunities. The activity areas vary depending on the age of the child. Additionally, the play areas will utilize best practices for safety. - 3 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 All three areas will have open spaces for large motor activity, sand digging areas, raised garden beds, and pathways through native plantings. The preschool and school age areas will also have areas for fort building and loose materials for creative play and will share a plaza area overlooking the adjacent wetland. The infant/toddler area will have many sensory experiences, a two-level deck with 6” risers for climbing, and pull up rails to practice standing. The school age area will include play structures for climbing and spinning. See appendix for playground play piece images. - 4 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 BUILDING AND OCCUPANCY At just over 13,000 SF of useable building area, this single story, residential styled building strives to blend with the neighborhood in its architecture. One unique element not often seen in this type of facility is an inner courtyard that will admit light and air to the center of the building, and also affording an outdoor classroom space, a theater of seasons seen from the circulation spaces and some functional spaces. The actual program breaks down as follows: Infant 2 classrooms at 8 each 16 Waddler 1 classroom at 14 each 14 Toddler 2 classrooms at 14 each 28 PreSchool 4 classrooms at 20 each 80 School Age Large motor and accessory 50 TOTAL Licensed Child Population 188 Typical Industry Occupancy Rate 85% TOTAL Planned Population Density 160 With additional spaces as follows: Large Motor Play Space 1,800 SF for day and summer programs Art Room 463 SF Courtyard 1,400 SF as an outdoor classroom Various Storage, Service and Administrative functions Operationally, on any typical operating day during the school year at Love To Grow On’s two existing centers, with a combined licensed capacity of 177, daily attendance totaled 111 children (62% occupancy rate), and of this 34 families had two children attending. Summer programs typically have 40-45 school-agers there all day, while during the year they are there mornings and afternoons only, before and after school. These children are bussed, required access by school busses in the parking lot design. It is important to note that licensed capacity is strictly focused on design standards for classrooms and play spaces, while rarely are any centers fully occupied, and then not always. Occupancy always fluctuates and is typically around 85% of licensed capacity. Finally, many staff also have their own children in the program. The building is classified as Type V-N construction, I-2 occupancy, fully sprinklered. ARCHITECTURE The building establishes a strong, low profile residential feel, with simple pitched roofs, a blend of exterior materials including brick, glass and Hardi-Board siding patterns, with ample openings for doors and windows, and broad overhangs covering a full perimeter walkway. Each classroom has direct access to their respective separated play spaces, toddler and preschool, which thus establishes the demand for a large building perimeter to afford plenty of light and connectivity to the outdoors. Please refer to the elevation and color scheme for ascertaining the character of the facility. We believe the design will be well blended with the neighborhood feel, rather than a traditional commercial feel. - 5 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 SETBACK VARIANCE In order to effect the plan as proposed that can accommodate the building, sufficient parking with school bus access, play space, and stormwater infiltration areas, we have rotated the building on the site to better avail appropriate play space adjacent the age appropriate classroom space while also creating an interesting exposure to the street corner. In so doing, one small corner of the building requires a variance to the setback of 8’- 4” into the 40’ required setback, but does not encroach on the 20’ utility easement along Hodgson Road. As it is but a small corner, the result of this variance is that much less building dominates the corner of the site, availing a more open feel to the corner, as well as to the main window bay that is the Large motor space. This corner is appropriately landscaped. Further, since we have so many imposed design restrictions on this site resulting from large setbacks and stormwater ponds, and the need to maximize the perimeter of a circular patterned traffic movement system to accommodate school busses, we are requesting a 5’ parking sideyard setback variance where one parking stall abuts the existing stormwater ponds, since there is a lengthy natural buffer of the wetlands to the south and east that effectively define the perceived property boundaries. These setbacks enable us to maximize the turning radius for busses while minimizing the total hard surface coverage on the site dedicated for parking and driveways. Impact of setback encroachment on Hodgson frontage Total frontage area in setback: 8,520 SF (green area) Area of Encroachment: 69 SF (yellow triangle Percentage Encroached: 0.8% < 1% - 6 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 PARKING DEFERMENT The ordinance standard is 1 stall per 5 children plus one stall for the maximum number of staff (twenty). At 160 children, this would result in 52 parking spaces. We are proposing the installation of 41 parking stalls, with an additional four stalls available as future proof of parking if even necessary, for a design total of 45. This is less than the parking required by the ordinance, a deferment of 7 stalls, justified as follows: First, the Institute of Traffic Engineers (ITE) Parking Generation Manual has established a rate of 0.24 spaces per student, as well as a lesser standard of 33% rate at 0.19 per student. We will not apply this lesser standard. Using 0.24 X 160 students = 38 parking stalls compared to our design of 45 stalls. (Please see the Traffic Study for this reference) Drop off and Pick up Times Mon Tue Wed Thur Fri 6:30-6:45 9 9 9 7 5 6:45-7 8 9 8 11 9 7-7:15 12 10 13 10 11 7:15-7:30 8 11 11 13 7 7:30-7:45 14 15 13 11 10 7:45-8 13 8 13 11 11 8-8:15 14 16 12 13 17 8:15-8:30 6 8 9 8 10 8:30-8:45 7 9 6 10 4 8:45-9 3 3 1 2 1 9-9:15 0 0 1 1 1 9:15-9:30 1 1 2 1 0 9:30-9:45 2 2 2 4 2 9:45-10 2 1 1 1 0 3-3:15 1 2 1 1 2 3:15-3:30 5 1 3 3 4 3:30-3:45 3 3 3 2 1 3:45-4 3 4 4 3 3 4-4:15 8 11 10 12 12 4:15-4:30 8 9 7 7 7 4:30-4:45 10 6 10 16 11 4:45-5 12 13 11 14 15 5-5:15 16 17 18 12 13 5:15-5:30 8 5 8 6 8 5:30-5:45 14 8 10 13 8 5:45-6 4 5 3 3 5 - 7 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Second, the occupant load calculations shown above have been derived by Love To Grow On using their sign in/sign out for an entire “normal” week at their centers. The results are as follows: the two centers had a combined daily attendance of 111 for the month of December. Of this, there are 34 families with two children, so based on this daily average, there would have been 77 cars twice a day delivering and picking up children. School age children (38) are only there part time, thus reducing the total number of staff, and their trips are covered by school busses. The following chart shows the actual traffic data for a typical week in 15-minute increments (parents rarely stay longer than that). As you can see, during the peak drop off and pick up times, the actual stall count is fairly low, with a high of 17, mostly in the morning when school-agers are dropped off, many of whom do not return to the center in the afternoon. And since full staffing also fluctuates during the day (and as school-agers leave the site), even if we accounted for full staff of 20 (a very conservative approach), this would be a peak of 37 stalls, justifying the ITE standards. Finally, there is plenty of regional justification for a lower standard. This Architect has designed over 60 childcare centers around the City and country, and offers the following examples of parking densities for similarly designed and managed facilities in suburban locations: Location Licensed Capacity Stall Count Ratio (stall/child) NHA Rochester 1 172 46 3.73 NHA Blaine 172 39 4.41 NHA Elk River 172 36 4.77 NHA Lakeville 172 33 5.21 KBH Eden Prairie 189 41 4.60 NHA Apple Valley 172 31 5.54 NHA Eden Prairie 158 32 4.94 TLC Brooklyn Park 122 27 4.52 AVERAGE 166 36 4.61 LTGO Proposed 160 44 3.64 LTGO Per Ordinance 160 52 3.07 As you can see from this comparative study, Love To Grow On is at the higher end of the average ratio for these 8 centers based upon its proposal, meaning more stalls per licensed capacity of the center than all these other centers except Rochester, on which it is at par. Please note that this ratio is the licensed capacity of children, which has a State mandated teacher ratio built in, and thus includes staff and parent drop off parking within the calculation. If this same calculation were applied to the Lino Lakes ordinance requirement, we are well outside the industry norm. Based upon this evidence from three separate source calculations, we respectfully request the parking deferment to reflect the proposed design. - 8 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 UTILITY EASEMENT VACATION AND ENCROACHMENT We are proposing the elimination of an unused utility easement whose purpose remains a mystery, and whose need appears to have vanished. Originally platted with the Miller Crossroads development, the easement contains no public utilities and appears to serve no public purpose or benefit. The easement is located thus: Further, since the City owns the two wetlands abutting the property, we are requested a very minor encroachment of a retaining wall in order to enable a sidewalk to more gracefully connect with the trail on Lakota Trail. This would “exchange” the encroachment of the City trail along Hodgson and Birch onto our property, and does not affect the wetland capacity. SUMMARY We respectfully request your approval of the proposed plan, as we believe this to be a good fit for the neighborhood and the Lino Lakes community, and is well integrated into the immediate neighborhood. Thank you for your consideration. If you have questions, or need additional information, please advise. - 9 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Appendix - Images of Playground Features Mud Kitchen - Preschool Typical exploration pathway Play pump - 10 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Bridge Burke Comet Burke Rally Around - 11 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Pull up rail – toddlers Possible “growing” fence/trellis HakansonAnderson PROJECT LOCATION LINO LAKES CHILDCARE FOR RYLAUR, LLC CITY OF LINO LAKES GOVERNING SPECIFICATIONS SHEET INDEX XXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXXX X X XXXXXXCarmen Simonet Design LLC354 Stonebridge Blvd.St. Paul, MN 55105(651) 695-0273www.simonetdesign.comPLANT SCHEDULELANDSCAPE REQUIREMENTSNOTES:SEE SHEET L2 FOR PLANTING DETAILS AND LANDSCAPE SPECIFICATIONS.1PRELIMINARY LANDSCAPE PLAN0102025PROPERTY LINEPROPERTY LINEGT3QB3CS4AG2SCHOOL AGEPLAY YARDPRESCHOOLPLAY YARDINFANT/TODDLERPLAY YARDBUILDINGJV2CC4INFILTRATION BASINRETAINING WALLSODSODSODSODQE1CS7VT5AR4AA8VD6SODJV3FENCE4SPJV3DL8DL5AA7GT1SODSODSB7SODCO4VT4PUBLIC TRAILSODSODSEED ALL DISTURBED AREAS (NOTCALLED OUT WITH SHRUBS ORSOD) BETWEEN INFILTRATIONBASINS AND SOUTH AND EASTPROPERTY LINES, WITH MNDOTSEED MIX 35-641SEED ALL DISTURBED AREASBETWEEN RETAINING WALLAND WETLANDS WITH MNDOTSEED MIX 35-641 (TYP.)AG1TO5CC1INFILTRATION BASININFILTRATION BASINQE2SODSODSODSODSODVT5ST15NF19ARBORRAILINGSODDL40ST33VD7GT1DL22GT3SB11SB7CC1AF5SODVT6QE2DECKKEYNATIVE PLANT SEEDING: MN-DOT SEED MIX 35-641PUBLIC TRAILSTEEL ARBOR: MANUFACTURERED BY COVERWORXCUP SUBMITTAL TRAIL3.5'3'3'6.5'PARKING LOTBOULEVARDBIRCH STREETSODPLANTINGBEDCarmen Simonet Design LLC354 Stonebridge Blvd.St. Paul, MN 55105(651) 695-0273www.simonetdesign.comPLANTING DETAILS1L2TREE PLANTING DETAILNOT TO SCALEPLANTING SOILSUBGRADESODMULCHROOT FLARETREE WRAPTREE PERSCHEDULEGUYING7'0"STEELPOSTROOT BALLNOTES:1.Remove dead or damaged branches. Retain the natural form of the tree. Do not cut theleader.2.Width of planting holes: 18" min. larger than root ball, on all sides.3.Depth of hole: root flare to sit at or up to 2" above the top of the finished soil elevation.Leave soil undisturbed beneath the root ball.4.Scarify bottom and sides of hole prior to planting.5.Set plant on undisturbed soil or thoroughly compacted planting soil.6.Remove top 1/3 of the basket or the top two horizontal rings whichever is greater.Remove all burlap from top 1/3 of root ball. Remove all twine. Remove or correct stemgirdling roots.7.Slit remaining burlap at 6" intervals.8.Plumb & backfill with planting soil. Thoroughly water in tree within 2 hours to settle plantsand fill voids.9.Backfill voids and water a second time.10.Place 4" mulch within 48 hours of the second watering. No mulch to be in contact w/trunk.11.Contractor is responsible for maintaining trees in a plumb position throughout theguarantee period. Stake trees if site conditions, such as soil and wind, prevent the treesfrom staying plumb. Use 16" long, 1.5" wide straps, see specs. Attach to post with wiresee specs. Install post 3' into ground. Remove within one year.12.Wrap trunk in fall remove in spring.13.Refer to specs. for products and other information.PLANTING ON A SLOPE DETAILNOT TO SCALE2L2NOTES:1.Dig shrub hole 12" min. larger than container size, all sides.2.Scarify bottom and sides of hole prior to planting.3.Remove dead or damaged branches. Retain the natural form of the shrub.4.Hand loosen roots of containerized material. score outside of soil mass to redirectcircling fibrous roots.5.Set shrub on undisturbed soil or on thoroughly compacted planting soil. Install plant sothe top of the root flare is at or up to 2" above the finished grade.6.Plumb and backfill with planting soil. Thoroughly water in shrub prior to placing mulch.7.All beds receive 4" depth mulch.8.Refer to specs. for products and other information.SHRUB PLANTING DETAILNOT TO SCALE3L2NOTES:1.Amend planting soil by working in 2" ofcompost.2.Score bottom and sides of root ball.3.Plant at same depth as in container.4.Place 2" depth mulch over planting bed. Donot place any mulch on vegetation.5.Thoroughly water in plants.6.Refer to specs. for products and otherinformation.4L2PERENNIAL PLANTING DETAILNOT TO SCALESHREDDEDHARDWOODMULCHPERENNIAL PERSCHEDULEPLANTINGSOILSUBGRADESODDING - continued5.EXECUTIONA.Install sod during favorable weather, do not sod if ground is frozen or sodis dormant.B.Lay sod with tightly fitting joints, no overlapping joints, and stagger rowsto offset joints. Anchor sod on slopes to prevent slippage.C.Thoroughly water sod immediately after installing. Continue watering atfrequency necessary to initiate rooting, and until the work is accepted byOwner.D.Clean up and remove all debris resulting from sodding activity anddispose of properly. Restore all areas disturbed by sodding operation totheir original condition.6.ACCEPTANCE OF SOD WORKA.Contractor to notify Owner when sod work is complete for review andpunch list.B.Owner to accept work following satisfactory correction of punch listitems.C.Contractor will maintain all turf areas in a healthy, growing condition bywatering, mowing, and any other maintenance necessary to establishthe lawn, for a minimum of 30 days from time of acceptance.D.Any sod that does not show definite growth and establishment during the30 days from time of acceptance, shall be replaced and established atthe proper season by the Contractor at Contractor's expense.LANDSCAPE SPECIFICATIONSTREES, SHRUBS, AND PERENNIALS1.REFERENCESA.MnDOT - Minnesota Department of Transportation, Standard Specificationsfor Construction, 2016 Edition.B.American Standard for Nursery Stock, ANSI Z60.1-2014.2.QUALITY ASSURANCEA.Work shall be performed by a landscape contractor with extensivehorticulture knowledge, and a min. of 3 years experience.B.Handle plants in such a way as to protect from damage eitherphysical or by exposure to sun and wind. Mishandled plants aresubject to rejection by Landscape Architect.C.Plants used on this project shall meet the grading standardsrecommended by the ANSI Z60.1-2014.3. PRODUCTSA.Plants: Provide as specified on Plant Schedule.B.Edging: Ryerson steel edging 3/16" x 5" w/ 18" stakes, or equal.C.Mulch: Shredded hardwood mulch.D.Water: Contractor to provide.E.Planting Soil: rich friable, sandy loam, free of debris and seeds, andconforming to MnDOT 3877.2.F.Compost: MnDOT 3890.2, Grade 2.G.Tree Wrap: Two-ply weather resistant paper product.4.PLANTING DATES: Spring Planting: Apr. 1 - June 15. These dates maybe extended if daytime temps. remain below 80 degrees. Fall: Sept. 30 -Oct. 30th. Daytime temps. need to drop below 80 degrees before plantingbegins, and may continue until freeze up. Coniferous trees Aug. 15 - Oct.1st. Plant under favorable weather conditions, do not plant during days ofextreme heat.5.EXECUTIONA.Plant into prepared planting beds.B.Prior to digging, Contractor to have utilities located.C.Contractor to notify Landscape Architect 3 days in advance of whenplanting work will occur.D.Install trees, shrubs, and perennials per planting details, adjustlocation if in conflict with utilities. Verify new location with LandscapeArchitect prior to planting.E.Separate all shrub beds from sod areas with edger.F.Clean-up entire site following planting operations.6.ACCEPTANCE OF PLANTING WORKA.Contractor to notify Owner when planting work is complete for reviewand punch list.B.Contractor to water and maintain the trees, shrubs and perennialsuntil Owner Acceptance.C.Owner will give Acceptance of Work, following satisfactory correctionof punch list items.D.Watering and regular landscape maintenance of trees, shrubs andperennials will be Owners responsibility following owner acceptanceof work.7.GUARANTEE PERIODA.Contractor to warranty trees, shrubs and perennials for two yearsfollowing acceptance of Work by Owner.B.Contractor to maintain the trees in a plumb position throughout theguarantee period.C.Contractor to remove all staking/wiring/ straps from trees at the endof the guarantee period.D.Replacements: At the end of the guarantee period, all plants whichare unhealthy, dead, not having a normal density, size, shape orcolor shall be shall be replaced. Replacements shall match caliperand/or height of the other plants at time of replacement. Selection ofreplacement material and installation practices shall follow therequirements of the Drawings and Specifications.IRRIGATION 1.DescriptionA.Design, furnish, and install complete, fully automatic and programmableirrigation system, capable of alternate date watering for all landscapeareas. The system shall be capable of achieving one inch of precipitationper week under an alternate day watering regime. The system shallprovide full coverage with uniform levels of total precipitation throughoutall irrigated areas.B.The system is to meet state department of health standards and have abackflow preventer.C.Provide a separate, municipally monitored water meter for the landscapeirrigation system.2.Quality AssuranceA.The system shall be designed and installed by an irrigation contractorwith a minimum of 3 years experience designing and installing systemsof similar scope and size.B.The designer shall provide balanced pressure and flow and optimumoperating efficiency.C.Materials, equipment, and methods of design and installation shallcomply with, but not be limited to, the following codes and standards:·All local and state laws and ordinances, and with all the establishedcodes applicable thereto.·National Electrical Code.·American Society for Testing and Materials (ASTM).·National Sanitation Foundation (NSF).·The best management practices developed by the IrrigationAssociation.3.SubmittalsA.References: submit client/owner contact information for a minimum of 3similar projects.B.Shop Drawings: submit irrigation plan for review and acceptance.C.Manual: provide operation and maintenance manual of irrigation system.D.As-Built: provide 11”x17” irrigation map either in protective sleeve orlaminated, to mount on wall with the main control panel. Map needs toindicate zones, location of all controls, piping, heads (including type),drip-lines, valves and connection to water service.4.PRODUCTSA.Select products suitable to the landscape areas, such as using dripline inthe beds next to the building.B.All products and materials used in the system shall be new andprofessional grade.C.Provide sprinkler heads, driplines, electric valves, and automaticcontroller from one manufacturer: Toro, Rainbird, Hunter Industries, orequal.5.EXECUTIONA.Prior to digging, Contractor to have utilities located.B.Provide uniform water coverage in all planting beds.C.Install the irrigation system per contractor's plan and specifications.D.Instructions: Contractor to instruct the Owner in proper operation andmaintenance of the system.E.Cleanup: Replace landscaping disturbed by operations. Cleanup alldebris and restore site to original condition.6.REVIEW AND ACCEPTANCEA.Notify Owner when irrigation work is complete, for review and punch listof any items needing correction to conform to the Landscape Drawingsand Specifications.B.Owner to accept work following satisfactory correction of punch listitems, provided submittals, maintenance, and guarantee requirementsare met.7.MAINTENANCEA.Contractor to drain using the blow-out method the first fall, and put thesystem back into operation the following spring, at no additional cost toOwner.8.GUARANTEEA.Warranty irrigation system materials and labor for one year followingacceptance of work by Owner. Contractor to promptly furnish and install,at no cost to Owner, any parts that prove defective in material orworkmanship.SODDING1.AREAS TO SODA.Sod lawn areas disturbed by construction and as noted on plan.2.REFERENCESA.MnDOT - Minnesota Department of Transportation, Standard Specificationsfor Construction, 2016 Edition.3.PRODUCTSA.Sod: provide strongly rooted sod, machine cut to pad thickness of 1",excluding top growth and thatch. Sod to be at least 2 years old, freeof weeds, disease, or other material which might be detrimental tothe development of the sod. Sod to be moist when cut andmaintained in moist condition during transportation and storage atthe site. Do not use sod that shows signs of visible heating on thisproject.B.Water: Contractor to provide.C.Topsoil: provide rich friable,sandy loam, free of debris and seeds,and conforming to MnDOT 3877-1.4.SOIL PREPARATION: Verify all sod areas have a minimum of 6" oftopsoil. Remove rocks and other debris over 1" in diameter, smooth soilto ensure an even grade.PRAIRIE SEED ESTABLISHMENT1.REFERENCESA.MnDOT - Minnesota Department of Transportation, Standard Specifications forConstruction, 2016 Edition.2.QUALITY ASSURANCE AND SUBMITTALSA.Qualifications: Contractor to have a minimum of five years of experience in prairieseed establishment. All crews to be under the supervision of a foreman with prairieseed establishment and have extensive plant knowledge.B.Prequalified contractors:Minnesota Native Landscapes, Foley, MNPrairie Restoration, Princeton, MNApplied Ecological Services, contracting division, Prior Lake, MNC.Contractor shall notify Landscape Architect a minimum of (3) three days in advanceof any work to occur on site.D.Delivery and Storage of Seed: Contractor shall protect seed from weather or otherconditions which would damage or impair the products.3.PRODUCTSA.Topsoil: Provide friable, sandy loam, free from subsoil, weeds, stones, lime, concrete,ashes, slag, or other deleterious matter, meeting the requirements of MnDOT 3877.2,A.B.Compost: Shall meet the requirements of MnDOT 3890.2, Grade 2.C.Native Seed Mix : MnDOT seed mix 35-641.D.Seed shall conform to MnDOT 3876.2 requirements.E.Vendor to blend seed, ratio shall be guaranteed by the vendor.F.Mulch for Seeded Areas: MnDOT 3882.2, Type 1, grain straw only.G.Erosion Control Blanket: MnDOT 3885, Straw 1S.H.Water: Contractor to verify water source and availability prior to construction. Ifpermits or water meters are required the cost shall be borne by the Contractor.Contractor to supply all hoses and appropriate equipment to obtain water.4.TIME OF PLANTINGA.Planting operations are to be conducted under favorable weather conditions. Seasonof planting can be extended based on current weather patterns.B.Native plant seeding: May 15 to July 15.5.SITE PREPARATIONA.Verify finished grade and soil amendment is complete and ready for seeding work.B.Prior to cultivation, Contractor shall examine site and verify that all vegetation isbrown.C.If unwanted vegetation exists, Contractor to remove it, using a broad spectrum,non-persistent herbicide such as glyphosate.D.Spray in proper weather conditions. Reapply initial spray if it does not take.E.Contractor shall disk topsoil as required to achieve compaction of less than fivepounds per square inch and smooth-drag as needed for planting purposes.F.Contractor shall not work soil when moisture content is so great that excessivecompaction will occur, nor when it is so dry that dust will form in the air or that clodswill not break readily. Apply water, if necessary, to bring soil to an optimum moisturecontent for tilling. Do not work soil when muddy or frozen.G.Contractor shall use equipment of appropriate size and low ground pressureequipment to achieve a relatively smooth soil surface free of high areas, depressionsand tracks, and to minimize soil compaction.6.SEEDINGA.Seed areas as identified on the Drawings.B.Sowing of native grass seed shall conform to MnDOT 2575.3, D and D3.C.Uniformly apply mulch over all seeded areas with slopes less then 3:1. Disk anchoras specified in MnDOT2575.3, G.D.Install erosion control blanket over seeded areas with slopes 3:1 and greater, asspecified in MnDOT 2575.3, J2.8.CLEAN-UPG.Contractor shall clean up and remove deleterious materials and debris from the entirework area prior to final completion.9.REVIEW AND PRELIMINARY ACCEPTANCEA.Contractor to notify Landscape Architect when work is complete for review and punchlist.B.Landscape Architect will recommend the Owner give Preliminary Acceptance of thework following satisfactory correction of punch list items.C.The 60 day Establishment Period will commence upon the date given for PreliminaryAcceptance.10.MAINTENANCE - 60 DAY ESTABLISHMENT PERIODA.Native Seed Area:·Water: Keep topsoil moist for the first 6 weeks to ensure good germination.·Mow to 6" height when annual weed growth reaches 1' height.·Weed: Spot spray thistles and other invasive species, and reseed.·Reseed bare areas that are 9 square feet or larger.11.REVIEW AND FINAL ACCEPTANCEA.At the end of the 60 day establishment period, Contractor to request a review by theLandscape Architect.B.Landscape Architect will recommend Owner accept the work when the project meetsthe following establishment standards:·Native Seed Areas: Seedlings of 3 dominant prairie grasses (species withhighest seeding rates) and 3 forbs are found widely dispersed throughoutseeded area.·Native seed area is free of bare spots larger than 9 square feet.·Plantings that do not show definite growth and establishment during the 60days from time of acceptance, shall be replaced and established at the properseason by the Contractor at Contractor's expense.·Seeded areas not meeting the coverage standards during the 60 dayestablishment period, to be reseeded and maintained following thespecifications.C.Following Final Acceptance of Work, Owner will take over on-going maintenance ofnewly established native plant seeded areas.CUP SUBMITTAL 26A-225A-20.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.30.40.60.91.21.41.51.21.10.90.70.40.30.20.10.10.10.10.00.00.00.00.10.10.10.20.20.30.50.81.11.41.51.51.61.61.51.21.00.80.70.60.50.40.30.30.40.40.50.50.60.60.60.50.50.40.40.30.30.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.10.10.10.20.20.20.20.20.20.20.20.20.10.10.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.20.20.20.20.20.20.20.20.20.20.20.20.20.20.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.20.20.30.30.30.30.40.40.40.40.40.30.30.30.30.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.30.40.40.50.50.60.60.60.60.50.50.50.40.30.30.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.20.30.50.60.70.80.80.90.90.90.80.70.60.50.40.30.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.40.60.80.91.01.11.21.21.21.00.90.80.70.50.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.80.91.11.21.41.61.61.51.31.10.90.80.60.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.91.11.21.41.61.81.91.71.51.21.00.90.60.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.81.11.31.51.71.92.02.01.91.71.51.21.00.70.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.81.01.41.61.92.12.12.22.12.12.01.71.41.10.80.50.20.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.81.01.31.71.92.22.52.42.22.12.22.11.91.51.10.50.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.01.31.61.92.22.42.52.52.52.42.22.11.71.10.70.50.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.01.01.21.41.82.22.42.42.42.52.52.42.21.81.21.00.70.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.91.11.31.62.02.42.52.52.42.52.62.42.01.61.31.10.90.60.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.50.71.01.21.51.82.22.42.62.62.52.52.42.21.91.51.21.00.80.60.40.30.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.30.50.81.11.41.71.92.22.32.52.52.52.42.22.01.61.31.10.90.70.50.40.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.30.50.81.11.51.82.02.22.12.32.42.42.32.01.71.41.10.90.70.60.40.30.20.20.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.30.50.81.11.41.71.92.12.12.22.22.12.01.71.41.10.80.70.60.50.40.30.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.30.50.71.01.31.51.71.92.12.12.01.81.61.41.20.90.70.50.40.40.30.20.20.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.10.10.20.30.40.60.91.11.21.51.72.01.91.71.41.31.11.00.70.50.40.30.30.20.20.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.00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ScheduleSymbolQtyLabelArrangementTotal Lamp LumensLLFDescription2A-2BACK-BACKN.A.0.900New Base, Pole, Fixt 143W T5 27' Mtg. Ht., Lumark PRV Prevail_PRV-A40-D-UNV-T5-BZCalculation SummaryLabelAvgMaxMinAvg/MinMax/Min# PtsProperty Line0.281.60.0N.A.N.A.132Site0.252.60.0N.A.N.A.1986Main Parking1.702.60.44.256.50164ENGINEER SEALREVISIONSCADAGISHEET DESCRIPTION ENGINEER INFOSHEET#: REV #:1111 HIGHWAY 25 NORTHSUITE 201BUFFALO MN 55313PH:763.684.1548FAX:763.682.9048DATEINITDESCRIPTION#LEDPHOTOMETRICPLANNASL3.01N. MOLENDAJ. MACKEYPROJECT INFOPROJECT #ISSUE DATEDESIGN LEVELBASED ON THE INFORMATION PROVIDED, ALL DIMENSIONS AND LUMINAIRE LOCATIONSSHOWN REPRESENT RECOMMENDED POSITIONS. THE ENGINEER AND/OR ARCHITECTMUST DETERMINE APPLICABILITY OF THE LAYOUT TO EXISTING OR FUTURE FIELDCONDITIONS.THE LIGHTING PATTERN REPRESENTS ILLUMINATION LEVELS CALCULATED FROMLABORATORY DATA TAKEN UNDER THE CONTROLLED CONDITIONS UTILIZINGCURRENT INDUSTRY STANDARD LAMP RATINGS IN ACCORDANCE WITH ILLUMINATINGENGINEERING SOCIETY APPROVED METHODS. ACTUAL PERFORMANCE OF ANYMANUFACTURER'S LUMINAIRE MAY VARY DUE TO VARIATION IN ELECTRICAL VOLTAGE,TOLERANCE IN LAMPS, AND OTHER VARIABLE FIELD CONDITIONS.FOR ADDITIONAL LIGHTING INFORMATION CONTACT:PH: 763.684.15480'50'100'1LED PHOTOMETRIC PLANSCALE: 1" = 20'-0"LOVE TO GROW ONCHILDCARE6499 LAKOTA TRAILLINO LAKES. MNR18010912.11.201714 PHEASANT LANENORTH OAKS. MN 55127PH:612.868.3636RYLAUR, LLC.N02.12.2018NMUPDATE SITEPLAN1 FOOTPRINT 14,405 S.F. (13,027 S.F. LESS COURTYARD) 40'-0"26'-9"(14) STALLS @ 9' PER STALL 126'-0"(3) STALLS @ 9' PER STALL27'-0"(5) STALLS @ 9' PER STALL45'-0"9'-0"8'-0"9'-0" 6'-11"(9) STALLS @ 9' PER STALL81'-0"18'-0"25'-0"18'-0"18'-0"72'-10" 17340 SF PRESCHOOL PLAY AREA 46 112 2 1 1 1 3 3 2 44 4 4 5 5 2 6 6 7 7 1 1 8'-1" 1 8 8 8 9 9 9 9 9 9 9 2 4053 SF TODDLER PLAY AREA 47 TE 10 10 A100 2 11 121'-0"8 A100 415'-0"S-BUS-40AASHTO 2011 (US)Power ed by AutoTURN S-BUS-40AASHTO 2011 (US)Powered by Aut oTUR N9'-0"9'-0"9'-0"9'-0"18'-0"1'-0"18'-0"30'-0"24'-0"8 8 VEHICLE BASED OFF 40'L SCHOOL BUS (S-BUS-40, AASHTO, 2011) 5'-0" 34'-4"89'-11"18'-0"12'-8"101'-4"137'-7"109'-0"120'-0"(8) STALLS @ 9' PER STALL72'-8" 12'-1"37'-4"131'-2" 31'-10"76'-11"25'-0"18'-0" A100 3 2'-0" 8'-0" 2'-0"2'-0" SIGNAGE AREA 24 S.F.1'-6" 3'-0" MASONRY PIER CONCRETE CAP 1 A100 5 A100 8 A100 7 A100 62'-4"8'-0"2'-4"12'-8"18'-0"1/4" / 12"1 /4 " / 1 2 " 2'-7"5'-1"2'-7"SLOPED CONCRETE SLAB (2) 6" DIA. CONCRETE FILLED PIPE BOLLARDS2'-9" 5'-0" 10'-3"FLAT CONCRETE SLAB TRASH ENCL. STORAGE 8" CMU BRK1 CONC1 SID1 SHG PT-1 SID1 CONC1 BRK1 8'x8' OH DOOR FENCE BEYOND PT-1 SID1 CONC1 BRK1 PT-1 SHG BRK1 CONC1 SID1 FENCE BEYOND PT-1 1 1/2" BLACK POWDER COATED RAIL ELEMENTS & VERTICAL POSTS ANCHORED TO CONCRETE TUBE FOUNDATION 3/4" BLACK POWDER COATED METAL PICKETS SPACED @ 3" O.C. 2 1/2" 16GA POSTS EQUALLY SPACED NOT TO EXCEED 8'-0" CONCRETE FOOTING PER MANUFACTURERS INSTRUCTIONS 3" 1 1/2" 4'-1 1/2" 1 1/2" 3" 1 1/2"5'-0"8'-0" 2 1/2"2 1/2" PROJECT INFORMATION: RYLAUR, LLC. 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com ©2018 RYLAUR LLC. CLIENT INFORMATION: SHEET TITLE: DRAFTED: REVIEWED: SHEET DATE:2/12/2018 11:14:31 AMA100 SITE PLAN JH APH CUP SUBMITTAL02.12.18 LOVE TO GROW ON CHILDCARE 10101 LEXINGTON AVENUE, NE CIRCLE PINES, MN LOVE TO GROW ON CHILDCARE 6499 LAKOTA TRAIL LINO LAKES, MN 1" = 20'-0" 00 -SITE PLAN1 PROJECT NORTH TRUE NORTH KEYNOTE LEGEND #DESCRIPTION 1 TYPICAL 6" CURB WITH 12" GUTTER 2 WHITE TRAFFIC ARROW WITH REFLECTIVE SURFACE APPLIED TO BITIMUNOUS PAVING 3 TYPICAL HANDICAP PARKING SYMBOL WITH REFLECTIVE SURFACE APPLIED TO BITIMUNOUS PAVING 4 STRIPED AREA WITH REFLECTIVE SURFACE APPLIED TO BITIMUNOUS PAVING 5 NEW BITUMINOUS PAVING 6 HANDICAP PARKING SIGN EMBEDDED IN STANDARD CONCRETE FILLED PIPE BOLLARD 7 REFLECTIVE "DO NOT ENTER" TRAFFIC SIGN. 8 6' HIGH DECORATIVE METAL FENCE. REFER TO ELEVATION SHEET A003 9 PROPERTY LINE. REFER TO CIVIL DRAWINGS 10 LED PARKING LOT LIGHT POLE EQUAL TO LUMARK MODEL PRV-A40-D-UNV-T3-SA-BZ 11 NEW MONUMENT SIGN REVISION SCHEDULE NO DESCRIPTION DATE 1 PUD SUBMITTAL 01.08.18 2 PUD RESUBMITTAL 02.12.18 1/4" = 1'-0" MONUMENT SIGN21/4" = 1'-0" MONUMENT SIGN3 1/8" = 1'-0" ENLARGED TRASH ENCLOSURE4 1/8" = 1'-0" TRASH ENLC -NORTH5 1/8" = 1'-0" TRASH ENCL -EAST6 1/8" = 1'-0" TRASH ENCL -SOUTH7 1/8" = 1'-0" TRASH ENCL -WEST8 1/2" = 1'-0" FENCE DETAIL9 PROJECT NORTH 571 SF WADDLER 3 556 SF TODDLER 4 546 SF TODDLER 5 212 SF KITCHEN 6 194 SF MEETING 7 884 SF RECEPTION 8 736 SF PRESCHOOL 12 734 SF PRESCHOOL 13 737 SF PRESCHOOL 14 800 SF PRESCHOOL 15 80 SF STORAGE 21 1809 SF LARGE MOTOR 23 91 SF TOILET 24 164 SF OFFICE 27 439 SF ART 28 164 SF OFFICE 29 1411 SF COURTYARD 30 G ALLERY W A LLCLEAN UP/STORAGE471 SF INFANT 33 52 SF SPRINKLER 35 457 SF INFANT 10 199 SF UTILITY 11 189 SF STAFF/BOARD 37 15 SF CLOSET 38 48 SF TOILET 18 LARGE LCD OVER BASE CABINETS U.C. FRIDGE AV COMPONENTS INFOCHECK-IN80 SF STORAGE 31 D D C CB.3 T1 T1 48'-0"36'-0"36'-0" 2 2 3 3 4 4 5 5 6'-0"36'-11"36'-0"36'-1"12'-0"55 SF LAUNDRY 42 1 1 101 SF CRIB 40 101 SF CRIB 41 74 SF STORAGE 22 51 SF STORAGE 36 59 SF FURNACE 43 B A.2 A 6 6 120'-0" A201 1 A2012 A201 3 A201 4 1'-4" 3'-4" 1'-0" 3'-4" 1'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 6'-0" 8'-8" 2'-8 1/4" 3'-4" 2'-8" 3'-4" 3'-4" 3'-4" 2'-8" 3'-4" 2'-8" 4'-8" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 2'-0" 3'-4" 1'-0" 3'-4" 1'-0"3'-4" 1'-4"1'-4"3'-4"1'-0"3'-4"1'-0"3'-4" 3'-4" 9'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 4'-8" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 1'-8" 3'-4" 3'-4"1'-0"3'-4"1'-0"3'-4"1'-4"1'-4"3'-4"1'-0"3'-4"1'-0"2'-4"3'-4"3'-4"3'-4"3'-4"3'-4"0"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"3'-4"2'-4"1'-0"3'-4"1'-0"3'-4"1'-4"1 '-4"3 '-4 "1 '-0"3'-4"1'-0"2 '-4"3'-4"3 '-4 "3'-4"3 '-4 "3'-4"3 '-4 "3'-4"7'-4 "3 '-4"3 '-3 3/4" 4" 3'-4" 2'-8" 3'-4" 3'-4" 3'-4" 3'-4" 3'-4" 3'-0" 1'-0" 3'-4" 1'-0" 3'-4" 1'-4" 48 SF TOILET 44 47'-8"54'-0"36'-0" A202 1 3 2 BUGGY STORSHAKE SIDING10'-0"81'-4"SHAKE SIDING10'-0"SHAKE SIDING 10'-0"38'-0"26'-0" SHAKE SIDING 10'-0" 137'-8" SHAKE SID IN G10'-0" 5T 1T101'-4"COATSCOATSCOATSCOATSCOATSCOATSCOATSCOATSB.9 B.9 26'-0" SHAKE SIDING 10'-0"SHAKE SIDING10'-0"SHAKE SIDING10'-0"127'-0"CUBBIESCUBBIESA2024 4.5 4.5 A.6 B.2 B.7 C.5 31' - 1"PROJECT INFORMATION: RYLAUR, LLC. 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com ©2018 RYLAUR LLC. CLIENT INFORMATION: SHEET TITLE: DRAFTED: REVIEWED: SHEET DATE:2/12/2018 11:14:32 AMA101 GROUND LEVEL FLOOR PLAN JH APH CUP SUBMITTAL02.12.18 LOVE TO GROW ON CHILDCARE 10101 LEXINGTON AVENUE, NE CIRCLE PINES, MN LOVE TO GROW ON CHILDCARE 6499 LAKOTA TRAIL LINO LAKES, MN 1/8" = 1'-0" 01 -GROUND LEVEL1 PROJECT NORTH REVISION SCHEDULE NO DESCRIPTION DATE 1 PUD SUBMITTAL 01.08.18 2 PUD RESUBMITTAL 02.12.18 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 03 -BLDG. HEIGHT 124' -10" 03 -BLDG. HEIGHT 124' -10" DCB.3BA.2A B.9A.6 B.2 B.7 C.5 MATERIAL CALCULATIONS EAST ELEVATION: BRICK 505 SF 29% HARDI/SHAKE SIDING 657 SF 33% PAINT FACIA/FRIEZE 295 SF 16% CONCRETE 105 SF 6% GLASS/OPENINGS 300 SF 16% TOTAL: 1,862 SF 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 03 -BLDG. HEIGHT 124' -10" 03 -BLDG. HEIGHT 124' -10" 2 3 4 51 64.5 MATERIAL CALCULATIONS NORTH ELEVATION: BRICK 125 SF 9% HARDI/SHAKE SIDING 601 SF 42% PAINT FACIA/FRIEZE 288 SF 20% CONCRETE 34 SF 2% GLASS/OPENINGS 377 SF 27% TOTAL: 1,425 SF 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 03 -BLDG. HEIGHT 124' -10" 03 -BLDG. HEIGHT 124' -10" 5T 1T MATERIAL CALCULATIONS SOUTH ELEVATION: BRICK 109 SF 8% HARDI/SHAKE SIDING 537 SF 40% PAINT FACIA/FRIEZE 292 SF 22% CONCRETE 30 SF 2% GLASS/OPENINGS 372 SF 28% TOTAL: 1,340 SF 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 03 -BLDG. HEIGHT 124' -10" 03 -BLDG. HEIGHT 124' -10" D C B.3 B A.2 AB.9 A.6B.2B.7C.5 BRK1 CONC1 SID1 PT-1 SHG SID2 MATERIAL CALCULATIONS WEST ELEVATION: BRICK 596 SF 25% HARDI/SHAKE SIDING 796 SF 33% PAINT FACIA/FRIEZE 345 SF 15% CONCRETE 102 SF 4% GLASS/OPENINGS 561 SF 23% TOTAL: 2,400 SF BRK1SID1CONC1 PT-1 PT-1 SID2 PT-1 SID2 SID1 CONC1 BRK1 SHG BRK1 PROJECT INFORMATION: RYLAUR, LLC. 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com ©2018 RYLAUR LLC. CLIENT INFORMATION: SHEET TITLE: DRAFTED: REVIEWED: SHEET DATE:2/12/2018 11:14:39 AMA201 EXTERIOR ELEVATIONS JH APH CUP SUBMITTAL02.12.18 LOVE TO GROW ON CHILDCARE 10101 LEXINGTON AVENUE, NE CIRCLE PINES, MN LOVE TO GROW ON CHILDCARE 6499 LAKOTA TRAIL LINO LAKES, MN 1/8" = 1'-0" EAST EXTERIOR ELEVATIONS1 1/8" = 1'-0" NORTH EXTERIOR ELEVATION2 1/8" = 1'-0" SOUTH EXTERIOR ELEVATION3 1/8" = 1'-0" WEST EXTERIOR ELEVATION4 REVISION SCHEDULE NO DESCRIPTION DATE 1 PUD SUBMITTAL 01.08.18 2 PUD RESUBMITTAL 02.12.18 MATERIAL IDENTIFICATION MARK DESCRIPTION COMMENTS BRK1 BRICK VENEER CONC1 PRECAST CONCRETE SILL LVR METAL LOUVER PT-1 PAINT - EXTERIOR - WHITE SHG SHINGLES SID1 SIDING - HARDIE BOARD SID2 SIDING - SHAKES (BY JAMES HARDIE) TOTAL FASCADE AREA = 7,027 TOTAL BRICK 1,335 S.F. 19% TOTAL HARDI/SHAKE SIDING 2,591 S.F. 37% TOTAL PAINT FASCIA/FRIEZE 1,220 S.F. 17% TOTAL CONCRETE 271 S.F. 4% TOTAL GLASS OPENINGS 1,610 S.F. 23% 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 03 -BLDG. HEIGHT 124' -10" 03 -BLDG. HEIGHT 124' -10" B.3 SHG PT-1 PT-1 BRK1 SID1 CONC1 BRK1 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" B.3 B.7 01 -GROUND LEVEL 100' -0" 01 -GROUND LEVEL 100' -0" 02 -ROOF BEARING 112' -0" 02 -ROOF BEARING 112' -0" PROJECT INFORMATION: RYLAUR, LLC. 14 PHEASANT LANE NORTH OAKS, MN 55127 P: 612.868.3636 philger@rylaur.com ©2018 RYLAUR LLC. CLIENT INFORMATION: SHEET TITLE: DRAFTED: REVIEWED: SHEET DATE:2/12/2018 11:14:44 AMA202 EXTERIOR ELEVATIONS - COURTYARD JH APH CUP SUBMITTAL02.12.18 LOVE TO GROW ON CHILDCARE 10101 LEXINGTON AVENUE, NE CIRCLE PINES, MN LOVE TO GROW ON CHILDCARE 6499 LAKOTA TRAIL LINO LAKES, MN 1/8" = 1'-0" COURTYARD EAST1 1/8" = 1'-0" COURTYARD SOUTH2 1/8" = 1'-0" COURTYARD WEST3 1/8" = 1'-0" COURTYARD NORTH4 REVISION SCHEDULE NO DESCRIPTION DATE 1 PUD SUBMITTAL 01.08.18 2 PUD RESUBMITTAL 02.12.18 MATERIAL IDENTIFICATION MARK DESCRIPTION COMMENTS BRK1 BRICK VENEER CONC1 PRECAST CONCRETE SILL LVR METAL LOUVER PT-1 PAINT - EXTERIOR - WHITE SHG SHINGLES SID1 SIDING - HARDIE BOARD SID2 SIDING - SHAKES (BY JAMES HARDIE) 1 PLANNING & ZONING BOARD AGENDA ITEM 5E STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: March 14, 2018 REQUEST: PUBLIC HEARING for Main Street Shoppes 2nd Addition 1. Preliminary Plat 2. Site Plan Review CASE NUMBER: PP2018-002 SP2018-002 APPLICANT: CM Properties 14, LLC Attention: Bruce Miller 3460 Washington Drive Suite 100 Eagan, MN 55122 OWNER: Same REVIEW DEADLINE: Complete Application Date: February 9, 2018 60-Day Review Deadline: April 10, 2018 120-Day Review Deadline: June 9, 2018 Environmental Board Meeting: February 28, 2018 Park Board Meeting: NA Planning & Zoning Board Meeting: March 14, 2018 City Council Work Session: April 2, 2018 City Council Meeting: April 9, 2018 BACKGROUND The applicant, CM Properties 14, LLC, is creating one 1.35 acre parcel for the purpose of constructing a 9,000 sf commercial retail building. The name of the preliminary plat is Main Street Shoppes 2nd Addition. 2 The Land Use Application is for the following: • Preliminary Plat o Lot 1 and Outlot A, Main Street Shoppes 2nd Addition • Site Plan Review o Commercial retail building This staff report is based on the followings information: • Narrative, prepared by applicant • 2/9/2018: Plan set, prepared by Carlson McCain • 2/7/2018: RCWD CAPROC, prepared by Rice Creek Watershed District • 1/5/2018: Stormwater Management Plan, prepared by Carlson McCain • 4/25/2005: Report of Subsurface Exploration and Geotechnical Review, prepared by American Engineering Testing, Inc. (to follow) • Title Insurance Commitment, prepared by First American Title ANALYSIS Existing Site Conditions Main Street Shoppes 2nd Addition is the second phase of Main Street Shoppes that was platted and developed in 2013. The proposed new lot (Lot 1) is immediately east of McDonald’s that is located in the northeast corner of Otter Lake Road and CSAH 14 (Main Street). The site is currently vacant commercial land that is being used for agricultural, row crops. The soils are sandy lean clay and hydrologic group D. Elevations range from 910 feet on the north end and 923 feet along CSAH 14 (Main Street). A 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65 exists along CSAH 14 (Main Street). A private drive from Otter Lake Road extends east across the north boundary of Lot 1, Block 1, Main Street Shoppes (McDonald’s site) and is covered by a Declaration of Driveway Easement Doc. #2626405. This private road will be extended to serve to new retail site and the declaration shall be amended. Wetlands exist on the north end of Outlot A and a 66 foot wide Minnesota Pipeline Easement Doc. # 302553 bisects the northeast corner of the outlot. Zoning and Land Use The parcel is zoned GB, General Business and allows for retail business as a permitted use. Current Zoning GB, General Business Current Land Use Vacant Commercial Future Land Use per CP Commercial 3 Utility Staging Area 1A=2008-2015 Surrounding Zoning and Land Use Direction Zoning Existing Land Use Future Land Use North R-BR Rural Business Reserve Agricultural Commercial South LI Light Industrial Industrial Industrial East GB General Business Agricultural Commercial West GB General Business Agricultural Commercial Subdivision Ordinance The Main Street Shoppes 2nd Addition preliminary plat proposes to subdivide the existing Outlot A, Main Street Shoppes into one 1.35 acre lot and one 15.19 acre outlot. Conformity with the Comprehensive Plan and Zoning Code The preliminary plat is consistent with the comprehensive plan for commercial development and zoning code requirements for GB, General Business as detailed below Blocks and Lots The proposed preliminary plat contains Lot 1, Block 1 and Outlot A, Main Street Shoppes 2nd Addition. The outlot is for future development and stormwater management facility. Parcel Acres Lot 1, Block 1 1.35 Outlot A 15.19 TOTAL 16.54 Staff suggests the preliminary plat provide for Lot 1, Lot 2 and Outlot A. Lot 2 would be the remaining parcel abutting CSAH 14 (Main Street) immediately to the east. The final plat could be submitted as Lot 1, Outlot A (Lot 2) and Outlot B (balance of site to the north). When the applicant is ready to develop Outlot A, they would just need to submit a final plat consistent with the preliminary plat. 4 Streets and Alleys The front lot line is along CSAH 14 (Main Street). The rear lot line is along the private drive. No public street improvements are required. A private drive from Otter Lake Road extends east across the north boundary of Lot 1, Block 1, Main Street Shoppes (McDonald’s site) and is covered by a Declaration of Driveway Easement Doc. #2626405. This private road will be extended the full length of the lot to serve to new retail development and the declaration shall be amended to include this addition. Easements Standard drainage and utility easements at least 10 feet wide have been provided along all lot lines. An additional 13 foot wide drainage and utility easement is provided along the north lot line which ties into the existing easement platted along Lot 1, Main Street Shoppes. A 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65 exists along CSAH 14 (Main Street). Public Land Dedication The City will collect a cash fee of $3,240 in lieu of land dedication for commercial development. Main Street Shoppes 2nd Addition 1.35 acres x $2,400 per acre $3,240 Preliminary Plat Plan Sheet: 1. Staff suggests Lot 1, Lot 2 and Outlot A be shown on the preliminary plat. 2. Preliminary plat shall note the Comprehensive Plan Land Use is guided Commercial. 3. The Declaration of Driveway Easement Doc. #2626405 shall be amended to include Lot 1, Main Street Shoppes 2nd Addition, submitted with the final plat application and be recorded Site and Building Plan Review Site Plan The applicant is proposing to construct a 9,000 sf commercial retail building on Lot 1, Main Street Shoppes 2nd Addition. The site plan indicates a drive-through service on the east side of the building which is allowed as an accessory use in the GB, General Business district. The site plan appears to provide an area on the northeast corner of the 5 building for accessory outdoor dining or seating facility. This will require an Administrative Permit to be submitted by the future tenant. The Site Plan Review Worksheet (attached) provides details related to setbacks, building type and exterior materials, performance standards, landscaping, parking and drive-through. Overall, the proposed commercial building meets ordinance requirements unless otherwise noted. Off-Street Parking Requirements Sheet A1 indicates 5 potential tenant spaces (4 retail and 1 restaurant/drive-through). Per Section 1007.044(6), retail stores require 1 space per 200 sf of floor area and restaurants require 10 stalls per 1,000 sf of dining room + 1 stall per employee. This would require 28 retail parking stalls and 16 restaurant parking stalls for a total of 44 stalls required. The site plan provides 50 parking stalls so this requirement is met. It should be noted that any retail space proposed for any use other than retail (i.e. restaurant) shall meet the parking requirement ordinance. Sheet C3, Preliminary Site Plan: 1. The 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65 shall be shown on the plan sheet. 2. The setbacks along CSAH 14 (Main Street) shall be measured from the 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65. 3. The parking stall calculations provided on the Site Plan Worksheet shall be shown on the plan sheet. 4. To provide pedestrian connectivity to the proposed and future commercial development, a 5 foot wide sidewalk shall be provided along the east property line and connect to the trail along CSAH 14 (Main Street). 5. The concrete walk in front of the building shall be a minimum of 5 feet wide. Architectural Plans and Exterior Building Materials The building is single story with exterior materials consisting of brink, stone, EIFS, glass, decorative rockface CMU, metal cornice and canvas awnings. The building height is 24’. A color palette was not provided but the color rendering indicates brick red, brown and tan earth tones. The ordinance allows for stucco or EIFS on no more than 30% of the primary front building elevation and no more than 60% of any side or rear building elevation. The front and rear elevations have 29% EIFS and the sides have 15% and 10%. The materials and percentages are compliant. Sheet A1, Exterior Elevations: 1. Mechanical equipment location and screening details shall be provided. 6 2. A color and material palette shall be provided. Grading Plan and Stormwater Management Per the Stormwater Management Plan dated January 5, 2018, in the fall of 2013, a McDonald’s restaurant was constructed in the southwest corner of the site. The site was permitted for construction by Rice Creek Watershed District (RCWD) under Permit Number 13-029. The project resulted in the creation of 1.060 acres of impervious surface. To manage stormwater from this site, a stormwater pond was constructed and an irrigation reuse system was installed. MFC Properties Corporation plans on developing the adjacent site to the east of the McDonald’s into a commercial building with associated parking and drive areas. During construction, approximately 1.5 acres will be disturbed. The proposed construction will result in the creation of 1.142 acres of impervious surface. To manage stormwater from the proposed site, storm sewer will be used to collect stormwater from the newly created impervious surfaces. The storm sewer will be connected to the storm sewer installed for the McDonalds site. The existing stormwater pond will provide treatment for the proposed added impervious surfaces, and the irrigation re-use system will be expanded to meet RCWD permit requirements. A RCWD CAPROC for Permit #18-009 was issued on February 14, 2018. Public Utilities The new retail building will be municipally served by an 8” PVC sanitary sewer and an 8” DIP watermain located along the private drive that extend from Otter Lake Road. Landscaping and Tree Preservation Plan Canopy cover calculations have been provided indicating 12,660 sf of canopy coverage required. Sheet L1 shows 25 large trees and 1 medium tree that provide 17,950 sf of coverage. These requirements are met. Foundation plantings are shown on Plan Sheet L1. Foundation plantings are required along both the front façade and rear elevations of the building. The landscape plan only provides plantings along the rear so the plans shall be revised to include the appropriate number of trees and shrubs along each elevation. Open area calculations indicate 13,822 sf of open area. This requires 7 large trees and 21 large shrubs. Twenty-eight (28) equivalent large trees and 63 equivalent large shrubs are provided. These requirements are met. Section 1007.043 (17)(f) requires landscape screening between a parking lot and public right of way. This is required along the private drive and CSAH 14 (Main Street). 7 Screening has been provided along the private drive but not along CSAH 14 (Main Street) and the plans shall be revised. Sheet L.1, Site Landscape Plan: 1. The landscaping tables and calculations for canopy cover, foundation landscaping and open areas as provided on the Site Plan Worksheet shall be shown on the plan sheet. 2. Plan sheet shall be revised to include foundation plantings (trees and shrubs) along both the front façade and rear elevation in compliance with the ordinance. 3. Plan sheet shall be revised to include landscape screen/buffer along CSAH 14 (Main Street). a. Extra attention shall be made along the section near the trash enclosure. 4. Symbol letters and quantities shall be shown near the proposed plantings. 5. Irrigation is required for all grass and landscaped areas and shall be noted on the plan. Signage A comprehensive sign plan for the entire building and site is required for multi- occupancy business buildings. The comprehensive sign plan shall be submitted with the sign permit application for all wall and monument signs. Impervious Surface Coverage/Shoreland District The allowed impervious surface coverage in the GB, General Business District is 75%. The proposed 75% post-development impervious surface coverage is compliant. Pre-Development Post-Development Impervious 0 sf (0%) 44,192 sf (75%) Pervious 58,906 sf (100%) 14,714 sf (25%) TOTAL AREA 58,906 sf (100%) 58,906 sf (100%) Traffic Study A formal traffic study is not required. The I-35E Corridor AUAR analyzed traffic impacts for commercial development along this entire corridor. The proposed retail building is consistent with AUAR Land Use Scenarios #1, #2 and #3 for commercial development. ITE Trip Generation standards estimate 330 trips per day for this size of commercial development. Otter Lake Road and CSAH 14 (Main Street) are A Minor Reliever and A Minor Collector roads, respectively, and have structural capacity to handle these volumes. 8 Wetlands Wetlands exist on the north end of Outlot A and were delineated in October 2010 as part of the original Main Street Shoppes plat. A 10’ feet wide drainage & utility easement covers the wetland. There are no wetland impacts due to the construction of the new retail building. Floodplain There is no FEMA floodplain on site. Anoka County Highway Department Anoka County Highway Department provided comment on February 14, 2018 and notes that no additional right-of-way is required and that ACHD Engineering Plan Review process will apply. Environmental Board The Environmental Board reviewed the development proposal at their February 28, 2018 meeting. In general, comments were positive with minor revisions required. Stormwater Maintenance Agreement The RCWD CAPROC dated February 14, 2018 notes the existing Declaration for Maintenance Stormwater Management Facilities shall be amended. Final Plat and Development Agreement A final plat of Main Street Shoppes 2nd Addition was submitted with the preliminary plat application. The City requires the preliminary plat and final plat be processed as two separate land use applications so the final plat was deemed incomplete. The applicant shall submit a Land Use Application for final plat after preliminary plat approval. A Development Agreement will be required and will be prepared by the City as part of the final plat application. Comprehensive Plan Resource Management System The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP’s such as curb, gutter, stormwater pond and water re-use irrigation system. Land Use Plan 9 The Comprehensive Plan guides this property for commercial use. The proposed retail building is consistent with commercial land use. Housing Plan The goals and policies of Housing Plan are not negatively impacted by the commercial retail development. Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. Otter Lake Road and CSAH 14 (Main Street) are A Minor Reliever and A Minor Collector roads, respectively, and have structural capacity to handle the traffic volume of the commercial retail building. Sanitary Sewer and Water Supply Plan The new retail building will be municipally served by an 8” PVC sanitary sewer and an 8” DIP watermain located along the private drive that extend from Otter Lake Road. The existing sanitary sewer and water supply system have capacity for the new development. Findings of Fact Preliminary Plat Per 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. Main Street Shoppes 2nd Addition is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities. The development is also consistent with the local water management plan, capital improvement plans and growth management policies. 10 (b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill policies: 1. The urban subdivision must be located within the Metropolitan Urban Service Area (MUSA) or the staged growth area as established by the city's Comprehensive Plan; 2. The cost of utilities and street extensions must be covered by one or more of the following: a. An immediate assessment to the proposed subdivision; b. One hundred percent of the street and utility costs are privately financed by the developer; c. The cost of regional and/or oversized trunk utility lines can be financed with available city trunk funds; and d. The cost and timing of the expenditure of city funds are consistent with the city's capital improvement plan. 3. The cost, operation and maintenance of the utility system are consistent with the normal costs as projected by the water and sewer rate study; and 4. The developer payments will offset additional costs of utility installation or future operation and maintenance. Main Street Shoppes 2nd Addition is consistent with infill policies. The development is within the current Utility Staging Area 1A=2008-2015. The cost of utility and private drive extensions are being privately financed by the developer. The cost, operation and maintenance of the utility system are 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; 11 7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I- 35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Department of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties that contribute to traffic at the interchange; and 8. The city does not relinquish any rights of local determination. Main Street Shoppes 2nd Addition meets the requirements for level of service (LOS). The I-35E Corridor AUAR analyzed traffic impacts for commercial development of this entire corridor. The proposed retail building is consistent with the AUAR Land Use Scenarios #1, #2 and #3 for commercial development. Otter Lake Road and CSAH 14 (Main Street) are A Minor Reliever and A Minor Collector roads, respectively, and have structural capacity to handle the traffic volume of the commercial retail building 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. Main Street Shoppes 2nd Addition will have an adequate water supply. An 8” DIP watermain along the private drive extending from Otter Lake Road will serve the development. The City’s water system has capacity to accommodate the commercial development. (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 12 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. Main Street Shoppes will be served with an adequate waste disposal system. The development is within the current Utility Staging Area 1A=2008-2015 and will be served by an 8” PVC sewer main along the private drive extending from Otter Lake Road. The sanitary sewer system has capacity to accommodate the commercial development. RECOMMENDATION Staff recommends approval of the preliminary plat and site plan review for Main Street Shoppes 2nd Addition with the following conditions: 1. All comments from the City Engineer letter dated March 2, 2018 shall be addressed. 2. All comments from the Environmental Coordinator letter (to follow) shall be addressed. 3. All comments from the Anoka County Highway Department letter dated February 14, 2018 shall be addressed. 4. Preliminary Plat Plan Sheet: a. Staff suggests Lot 1, Lot 2 and Outlot A be shown on the preliminary plat. b. Preliminary plat shall note the Comprehensive Plan Land Use is guided Commercial. c. The Declaration of Driveway Easement Doc. #2626405 shall be amended to include Lot 1, Main Street Shoppes 2nd Addition, submitted with the final plat application and be recorded 5. Sheet C3, Preliminary Site Plan: a. The 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65 shall be shown on the plan sheet. b. The setbacks along CSAH 14 (Main Street) shall be measured from the 12 foot permanent easement per Anoka County Highway Right-of-Way plat No. 65. c. The parking stall calculations provided on the Site Plan Worksheet shall be shown on the plan sheet. d. To provide pedestrian connectivity to the proposed and future commercial development, a 5 foot wide sidewalk shall be provided along the east property line and connect to the trail along CSAH 14 (Main Street). e. The concrete walk in front of the building shall be a minimum of 5 feet wide. 6. Sheet A1, Exterior Elevations: a. Mechanical equipment location and screening details shall be provided. 7. Sheet L.1, Site Landscape Plan: 13 a. The landscaping tables and calculations for canopy cover, foundation landscaping and open areas as provided on the Site Plan Worksheet shall be shown on the plan sheet. b. Plan sheet shall be revised to include foundation plantings (trees and shrubs) along both the front façade and rear elevation in compliance with the ordinance. c. Plan sheet shall be revised to include landscape screen/buffer along CSAH 14 (Main Street). i. Extra attention shall be made along the section near the trash enclosure. d. Symbol letters and quantities shall be shown near the proposed plantings. e. Irrigation is required for all grass and landscaped areas and shall be noted on the plan. 8. A comprehensive sign plan for the entire building and site is required. 9. The applicant shall submit a Land Use Application for final plat after preliminary plat approval. ATTACHMENTS 1. Site Location Map 2. Aerial Map 3. City Engineer letter dated March 2, 2018 4. Environmental Coordinator letter (to follow) 5. Anoka County Highway Department letter dated February 14, 2018 6. Site Plan Review Worksheet 7. Applicant Narrative 8. Preliminary Plat-Main Street Shoppes 2nd Addition 9. Color Rendering Exterior Elevations 10. Civil Plan Set 0 2,000 4,0001,000 Feet IJ84 §¨¦I-35E MAIN STMAIN ST20TH AVE20TH AVE24TH AVE24TH AVE70TH ST70TH ST TEAL CTTEAL CTC Y P R E S S S TCYPRESS S TPPAALLMMSSTT21ST AVE21ST AVECEDAR STCEDAR STCCOOUUNNTTYYPPAARRKKWWAAYYEEOOTTTTEERRLLAAKKEERRDD WARDS LAKE SHERMANLAKE CENTERVILLELAKE OHWL 885.0100-yr 886.3 GEORGEWATCH LAKE100-yr 886.1 PELTIER LAKEOHWL 884.7100-yr 887.0 Lino Lakes Centerville Site Location Map µ Main Street Shoppes 2nd Addition 0 300 600150Feet IJ84 71107110 23732373 OOTTTTEERRLLAAKKEERRDD24TH AVE24TH AVE24TH AVE24TH AVEOTTER LAKE RDOTTER LAKE RDAerial MapMain Street Shoppes 2nd Addition µ Building a legacy – your legacy. 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 Equal Opportunity Employer wsbeng.com Memorandum To: Katie Larsen, City Planner From: Diane Hankee PE, City Engineer Date: March 2, 2018 Re: Main Street Shoppes 2nd Addition Preliminary Plat, Final Plat and Site Plan Review WSB Project No. 011560-000 We have reviewed the Preliminary Plat, Final Plat and Site Plan documents received February 15, 2018 for the Main Street Shoppes 2nd Addition development including: • Preliminary Site Improvement Plan Set prepared by Carlson McCain • Stormwater Pollution Prevention Plan prepared by Carlson McCain • Preliminary Plat prepared by Carlson McCain • Final Plat prepared by Carlson McCain • Geotechnical Exploration Report prepared by American Engineering Testing, Inc. • Stormwater Management Plan prepared by Carlson McCain • CAPROC from Rice Creek Watershed District The following are our review comments that should be responded to in writing by the applicant. Plans, specifications, and construction activities shall reference the latest version of the City General Specifications and Standard Detail Plates for Street and Utility Construction. Engineering • General The Main Street Shoppes 2nd Addition is within is within the I-35E Corridor AUAR. The proposed subdivision complies with the AUAR mitigation plan for transportation, natural resources, erosion control, surface water runoff, wastewater, and cultural resources. The Main Street Shoppes 2nd Addition includes a 15.19-acre Outlot and a 1.35-acre lot to accommodate an 8,800 square foot multi-tenant retail building with a drive-through. The site is located on the north side of Main Street (CSAH 14) and just east of Otter Lake Road. Access to the site will be from Otter Lake Road via a private drive. Ms. Katie Larsen March 2, 2018 Page 2 The site has relatively flat topography, with elevations ranging from 920 to 923. The soil boring closest to this site (boring no. 1) in the geotechnical report indicates there is two feet of fill or weathered till overlaying till. Sandy lean clay was found 2 and 12 feet below grade. No groundwater was encountered with this boring. • Grading, Erosion and Sediment Control The Main Street Shoppes 2nd Addition facility will be located just east of the McDonald’s located in the northeast corner of the intersection of Main Street and Otter Lake Road. Main Street Shoppes 2nd Addition proposes the construction of a 9,000 square-foot building with an associated parking area. Erosion control measures shown include silt fence around the development. The proposed Main Street Shoppes 2nd Addition development area is currently used for agricultural purposes. Comments: 1. The applicant shall provide additional parking lot grades on the grading plan. We recommend parking lot grades range between 2% and 5%. 2. Ensure the SWPPP was developed by a trained individual; include certification cards. 3. The contractor is responsible for obtaining any permits necessary for any potential dewatering. 4. The plans should show the types of each inlet protection for each catch basin on the plan; silt fence is not an approved BMP method. 5. The applicant shall include inlet protection on the four exiting CBs on Otter Lake Road. • Stormwater Management The proposed stormwater management for the Main Street Shoppes 2nd Addition development consists of a private storm sewer system connecting to existing storm sewer system on Private Drive. This water discharges to the north and is conveyed to a pond on the north side of the property. Due to poor soils, irrigation is used to meet the City’s volume and rate control requirements. The applicant has received a RCWD CAPROC. Comments: 1. HydroCAD a. Subcatchment 11S does not appear to be on the proposed drainage area map. i. Please delete subcatchment 11S or explain why it is included in the model. 2. Note the NWL and the new/proposed HWL of the pond in the plan. 3. The applicant shall use 15 inch diameter pipes (108-101) on the Private Drive. 4. Pipe 102-101 shall be reinforced concrete pipe. • Water Supply Ms. Katie Larsen March 2, 2018 Page 3 There is an existing 16-inch diameter DIP trunk watermain located along Otter Lake Road and an 8-inch diameter DIP watermain located along Private Drive. The Main Street Shoppes 2nd Addition development is proposed to be served by extending the 8-inch diameter DIP watermain along Private Drive to the eastern boundary of the parcel, and by extending a 6-inch diameter PVC water service to the south side of the proposed building. The proposed watermain extension will include the installation of two (2) hydrants. Comments: 1. A new 8” Gate Valve shall be installed at the connection to the existing watermain in the northwest corner of the site, as indicated by the “REMOVE & SALVAGE HYDRANT” callout on Sheet C4. • Sanitary Sewer There is an existing 8-inch diameter trunk sanitary sewer along Otter Lake Road and an existing 8-inch diameter sanitary sewer stub in Private Drive. The Main Street Shoppes 2nd Addition development is proposed to be served by extending the 8-inch diameter PVC sanitary sewer along Private Drive, and by extending a 6-inch diameter PVC sanitary service to the north side of the proposed building. Comments: 1. The 8-inch diameter PVC sanitary sewer callout on Sheet C4 shall read, “198’ – 8” PVC @ 0.40%”. The 8” STUB invert elevation shall be updated to 906.09. 2. The “&” symbol in the 6” PVC sanitary service callouts shall be corrected to “@”. 3. The applicant shall add a note that sanitary services require the contractor to provide X, Y and Z GPS coordinates of wyes and service ends for future locating requirements. 4. The applicant shall add a note that sanitary sewer pipe be installed with a tracer wire. A tracer wire box shall be provided at the surface for the ends of the sanitary sewer service tracer wire to provide access to wire ends for future locating requirements. • Transportation MFC Properties Corp. is proposing phase 2 of the Main Street Shoppes development located on the north side of Main Street (CSAH 14) and just east of Otter Lake Road. Access to the site will be from Otter Lake Road via a private drive. The development is proposed to include 6,300 sq. ft. of general retail uses and 2,500 sq. ft. of fast food with drive through uses. The development would generate approximately 1,331 new trips per day, 106 new trips in the a.m. peak hour and 96 new trips in the p.m. peak hour. Comments: 1. Access to the pedestrian path on Main Street (CSAH 14) should be considered. Ms. Katie Larsen March 2, 2018 Page 4 • Wetlands and Mitigation Plan The proposed Outlot of the Main Street Shoppes 2nd Addition development site contains wetlands. The building site does not propose an impact to wetlands. • Floodplain Floodplain is not present on the Main Street Shoppes 2nd Addition development site. • Drainage and Utility Easements There is a driveway easement in place for the Private Drive along Main Street Shoppes first phase, and a 12 foot wide road easement along CSAH 14 (Main Street). 1. This applicant shall amend the driveway easement to include the Main Street Shoppes 2nd Addition Private Drive. • Development Agreement A development agreement will be required with the final plat. • Grading Agreement Not applicable at this time. • Stormwater Maintenance Agreement A Stormwater Maintenance Agreement is required. • Permits Required The following permits shall be obtained prior to the issuance of a grading permit. 1. NPDES Construction General Permit 2. Rice Creek Watershed for Erosion and Sediment Control and Stormwater Management 3. City of Lino Lakes Zoning Permit for Grading If you or the applicant has any questions regarding these comments, please contact Diane Hankee at (651) 982-2430 or diane.hankee@ci.lino-lakes.mn.us. 2/23/2018 1 a6 Site Plan Worksheet-MSS 2nd SITE PLAN REVIEW WORKSHEET PROJECT: Main Street Shoppes 2nd Addition DATE: February 14, 2018 REVISED: Planning & Zoning Board Date:March 14, 2018 City Council Date:April 9, 2018 To be addressed by applicant ZONING/LAND USE NOTES: Zoning District GB GB, General Business Future Land Use Plan Commercial Sewered or Unsewered Lot Sewered CUP required?No Comprehensive Plan Amendment?No Rezoning required?No Variance required?No Required Proposed Lot size (sf)20,000 sf 58,800 sf Lot width (ft.)100 ft 211 ft 2/23/2018 2 a6 Site Plan Worksheet-MSS 2nd Setbacks-Street Required Proposed Principal Building-Local Street 30 ft NA Principal Building-Collector/Arterial Street 40 ft 69 ft Setback shall be shown and measured from 12 ft Anoka Co ROW Plat easement Parking Lot 15 ft 26.2 ft Setbacks-Side Yard (west)Required Proposed Principal Building 10 ft 36 ft Accessory Building 10 ft NA Parking Lot/Driveway 10 ft 10 ft Setbacks-Side Yard (east)Required Proposed Principal Building 10 ft 43 ft Accessory Building 10 ft NA Parking Lot/Driveway 10 ft 10 ft Setbacks-Rear Yard (Private Drive)Required Proposed Principal Building 30 ft 140 ft Accessory Building 5 ft NA Parking Lot/Driveway 10 ft 11.7 ft Required Proposed From Residential District 35 ft NA Between Principal Buildings NA NA Required Proposed Height 45 ft max 24 ft 2/23/2018 3 a6 Site Plan Worksheet-MSS 2nd Shoreland district?No OHWL?NA Impervious surface restrictions Permitted Proposed 75% max 75% GENERAL PROVISIONS Conforming use Yes Conforming structure Yes Buildable area Yes Building Type and Construction Commercial All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment Yes Stucco or EIFS shall constitute no more than 30% of the primary, front building elevation.TBD Exterior material % shall be provided per elevation Stucco or EIFS shall constitute no more than 60% of any side or rear elevation. TBD Exteriro material % shall be provided per elevation Stucco or EIFS shall not extend closer than three (3) feet to the ground plane.Yes EIFS located on top sections of elevations Buildings shall have a well-defined base, middle and top. Yes Exterior materials of brick, stone, EIFS, glass, decorative rock face CMU, metal cornice & canvas awnings 2/23/2018 4 a6 Site Plan Worksheet-MSS 2nd Earth tone colors of exterior materials shall be required. Yes Renderings include brick and sandstone beige colors. Color and material palette shall be provided. 10% of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones.Yes Outside storage None No outside storage is proposed. Mechanical equipment screened TBD Location of mechanical equipment and proper screening shall be provided. Accessory buildings or structures Required Proposed Number of structures 0 0 Trash enclosure is attached to thesouth side of the building Size 400 sf NA Refuse and recyclable materials enclosure Yes CMU trash enclosure with composite wood grates is proposed 2/23/2018 5 a6 Site Plan Worksheet-MSS 2nd Outdoor lighting 1.0 ft candle allowance onto right of way Exceeds Foot candles exceed 1.0 along north property line (private drive) 0.4 ft candle allowance onto adjacent prop.Exceeds Foot candles exceed 0.4 along west and east lot lines Hooded lights Yes Foot candle measurements shall be provided outside of the lot lines Foot candle measurements shall include any order board lighting Required Proposed Light Fixture Pole Height 45 ft max.25 ft Light Fixture Location Required Proposed Street ROW 10 ft 15 ft Side or rear 5 ft 45 ft Smoke, Dust, Odors, Noise Minimal Typical construction activities. Sewage Disposal (on-site)NA Waste material Yes Typical construction waste material will be property disposed of. Bulk storage (liquid)No Radiation emission No Electrical emission No Exterior storage No 2/23/2018 6 a6 Site Plan Worksheet-MSS 2nd LANDSCAPING Canopy Cover Standards Vehicular Hardscape (sf) x Canopy Cover Percent = Required Minimum Canopy Cover (sf) 31,650 VH (sf)x 40%=12,660 Min. Canopy Cover (sf) 17,950 Proposed Canopy Cover (sf) 5,290 OVER/UNDER REQUIREMENTS (sf) Foundation Landscape Standards LF of Building Per Code Required Proposed Over (+) / Foundation Landscaping required (Large)(Large)(Large)Short (-) along north side of building (Private Drive)Location Total LF Per 100 LF Trees Shrubs Trees Shrubs Trees Shrubs Trees Shrubs Main Street 132 1 2 6 2 6 0 36 -2 30 Private Drive 132 1 2 6 2 6 0 0 -2 -6 2/23/2018 7 a6 Site Plan Worksheet-MSS 2nd Open Areas Landscape Standards Per Code Required Proposed Open Area (Large)(Large)(Large) Total SF Per 2,000 SF Trees Shrubs Trees Shrubs Trees Shrubs 13,822 7 1 3 7 21 28 63 Buffer and Screen Standards Required Proposed Height and Material Btn parking lot and public ROW 30" height A landscape buffer is required along Main Street. Btn residential uses and arterial/collector 6 feet N/A Btn adjacent less intense, residential uses 6 feet NA Btn loading/service area and public view 6 feet There are no loading berths or docks proposed. Outdoor Storage Yards 8 feet Double row w/ triangular spacing Yes Combination of large, medium and/or small trees along screen Yes Berms shall be irrigated, 3:1 slope, 4" topsoil NA Permanent walls shall be offset NA No wall or fences are proposed Wall/fence materials NA Boulevard Tree Standards NA Boulevard trees are not applicable to commerical properties Irrigation OK Irrigation plan to be submitted with building permit N/A No wall or fences are proposed No berms are proposed 2/23/2018 8 a6 Site Plan Worksheet-MSS 2nd Tree Preservation & Mitigation Standards Tree survey NA There are no significant trees on site. Tree preservation plan NA Performance security required Yes Fences NA Parking Required Proposed Angle of parking 90 90 Stall Width & Length 9' x 18"9' x 18" Curb length per car 9'9' Stall Depth Wall to Aisle 18'18' Stall Depth Interlock to Aisle 18'18' Aisle Width One Way 12'20' & 24'West aisle and east aisle Aisle Width Two Way 24'24' Curb cut access 30 feet from intersection NA Curb cut access 40 feet from one another Yes Curb cut and driveway 5 feet from side yard Yes No wall or fences are proposed 2/23/2018 9 a6 Site Plan Worksheet-MSS 2nd Required Proposed Curb cut width 36 feet max.24' Grade elevation 5%NA Striping 4" wide 4"4" Continuous concrete perimeter curb barrier Yes Six (6)+ stalls adjacent to street or residential requires berm, wall or fence Yes 30" landscape screening is provided along private drive as required. Parking lot landscaping Yes Six (6)+ stalls requires landscaping Yes Commercial uses with 50+ stalls require islands 100 s.f. per 25 stalls 50 stalls requires 200 sf of islands and over 900 sf are proposed Required Proposed # stall requirements 44 50 Retail (Based on 4 tenant units= 1 space per 200 sf of floor area # handicap stall requirements 2 2 6,150 sf building -10% =5,535 sf floor area 5,535/200 = 28 stalls required Restaurant =10 stalls per 1,000 s.f. of dining room + 1 stall per employee ((1,276/1,000) x 10) + 3 employees = 16 stalls required (assumes 1/2 space used for dining room) 44 total stalls required 2/23/2018 10 a6 Site Plan Worksheet-MSS 2nd SPECIAL PERFORMANCE STANDARDS Off-Street Loading NA There are no loading berths or docks proposed. Loading will occur through Located no less than 50 ft from intersection NA either the front or rear doors before or after hours. Located no less than 50 ft from residential NA Shall not occupy front yard space NA Shall be screened from residential NA Accessory Outdoor Dining or Seating Facilities TBD The submitted plans do not designate an outdoor dining area. Seating area shall be segregated from through pedestrian circulation TBD If outdoor dining is proposed, an Administrative Permit and site plan Minimum clear passage perimeter of 5 ft TBD are required. Overstory trees, umbrellas etc. min. 7 ft clearance TBD Surfaced with concrete, bituminous,etc.TBD Minimum width 36" aisles TBD Additional parking required TBD 2/23/2018 11 a6 Site Plan Worksheet-MSS 2nd Accessory Use-Drive-through service facilities Not less than 120 feet of segregated automobile stacking must be provided for the single service lane. OK 300 feet of stacking is provided Where multiple service lanes are provided, the minimum automobile stacking may be reduced to 60 feet per lane. NA Only 1 service lane is provided The stacking lane and its access must be designed to control traffic in a manner to protect the buildings and will not interfere with on-site traffic circulation or access to the required parking space.OK The drive-through is located on the south side of the building No part of the public street or boulevard may be used for stacking of automobiles. OK Stacking is located on site The stacking lane, order board intercom, and window placement shall be designed and located in such a manner as to minimize glare to adjacent premises, particularly residential premises, and to maximize maneuverability of OK Details of order board intercom shall be provided The drive-through window and its stacking lanes shall be screened from view of adjoining residential zoning districts and public street rights-of-way.No 30" landscape buffer is required along CSAH 14 (Main Street) A lighting and photometric plan will be required that illustrates the drive-through service lane lighting and shall comply with Section 3, Subd. 4.F of this Ordinance.No Photometric plan shall include drive-through service lane lighting 2/23/2018 12 a6 Site Plan Worksheet-MSS 2nd SPECIAL REVIEW REGULATIONS Shoreland District NA Floodplain District NA Town Center Design & Development Guide NA Industrial Park Covenants NA EAW/AUAR COMPLIANCE Does an EAW/AUAR exist?Yes 2005 I-35E Corridor AUAR Is an EAW/AUAR required?No Is project in compliance?Yes The commercial building is consistent with all 3 AUAR Land Use Scenarios Does EAU/AUAR need to be revised?No for commercial development ADDITIONAL NOTES See conditions listed in Site Plan Review Staff Report. A Signage Plan and Sign Permit for all monument/pylon and elevation signs shall be submitted and approved prior to the construction or installation of any signage. Narrative In 2013 CM Properties 14, LLC, c/o MFC Properties Corporation, platted one lot to accommodate McDonalds in the first phase of Main Street Shoppes. This application is to create another 1.35 acre lot to accommodate an approximately 8,800 SF multi- tenant retail building with a drive-through. The zoning of the property is general business and drive-through facilities are an accessory use. The building itself is an attractive single story building with 4 sided architecture. Building materials consist of brick, stone, EIFS, glass, decorative rockface CMU, metal cornice and canvas awnings. Although we have no tenants to announce at this time, we are actively pursuing leases and are confident the market will respond. OWNER:OWNER:OWNER:OWNER:BENCHMARKSVICINITY MAPThomas R. BalluffName:Signature:Date:1/25/18License #:40361I hereby certify that this survey, plan orreport was prepared by me or under mydirect supervision and that I am a dulyLicensed Land Surveyor under the lawsof the State of Minnesota. SITE DATA MAIN STREET SHOPPES 2ND ADDITIONKnow what'sbelow.before you dig.CallRLEGENDofPRELIMINARY PLATMFC PROPERTIES CORPORATION 3470 Washington Drive, Suite 102 Eagan, MN, 55122REVISIONS1. 2/8/18-Revise Easements2.3.4.5.6.DRAWN BY:ISSUE DATE:bjs1/25/18MAIN STREET SHOPPES 2ND ADDITION Lino Lakes, MN f:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\survey\preliminary\7201_pre.dwgSave Date:02/08/18 FILE NO:16023890 Pheasant Ridge Drive NE, Suite 100, Blaine, MN 55449 Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYING 21 SETBACK DATAEASEMENTS ARE SHOWN THUS:PROPOSED DRAINAGE AND UTILITYMAIN STREET NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_cover.dwgSave Date:01/04/18C1of7 TITLE SHEET MFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallR~ Preliminary Site Improvement Plans ~Lino Lakes, MinnesotaMAIN STREET SHOPPES - PHASE 2 f:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_excon.dwgSave Date:01/04/18C2of7 EXISTING CONDITIONS & REMOVALS PLANMFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallR NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_site.dwgSave Date:01/18/18C3of7 PRELIMINARY SITE PLAN MFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallRNO PARKING NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_utility.dwgSave Date:01/04/18C4of7 PRELIMINARY UTILITY PLAN MFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallR NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_grade.dwgSave Date:01/04/18C5of7 PRELIMINARY GRADING, DRAINAGE, & EROSION CONTROL PLANMFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallR NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_swppp.dwgSave Date:01/04/18C6of7 PRELIMINARY STORMWATER POLLUTION PREVENTION PLANMFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JTRJTR01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJoseph T. Radach, P.E.Name:Signature:Date:01/05/18License #:45889I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Professional Engineer under thelaws of the State of Minnesota3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallR“” NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_landscape.dwgSave Date:01/17/18L1of2 SITE LANDSCAPE PLAN MFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JAKJAK01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaJames A. Kalkes, RLAName:Signature:Date:01/05/18License #:45071I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGPRELIMINARYEXISTING GRADEGUY WIRE WITH WEBBINGFLAGGING- ONE PER WIREPLANTING SOIL MIXTURE (SEE SPEC.)MINIMUM 1/2 WIDTH OF ROOT BALL4"-6" SHREDDED BARKMULCHUNDISTURBED OR STABILIZEDSUBSOILNOTE: GUY ASSEMBLY OPTIONAL BUTCONTRACTOR ASSUMES FULLRESPONSIBILITY FOR MAINTAINING TREEIN A PLUMB POSITION FOR THEDURATION OF THE GUARANTEE PERIODGUY ASSEMBLY- 16"POLYPROPYLENE OR POLYETHYLENE(40 MIL) 1-1/2" WIDE STRAP (TYP)DOUBLE STRAND 10 GA. WIRE, 2-7"ROLLED STEEL POSTS (MnDOT 3401)@ 180° O.C. (SEE STAKING DIAGRAM)COORDINATESTAKING TO INSUREUNIFORMORIENTATION OF GUYLINES AND STAKES2. TRIM OUT DEAD WOOD AND WEAK AND/ORDEFORMED TWIGS. DO NOT CUT A LEADER. DONOT PAINT CUTS.4. PLACE PLANT IN PLANTING HOLE WITHBURLAP AND WIRE BASKET, (IF USED), INTACT.BACKFILL WITHIN APPROXIMATELY 12" OF THETOP OF ROOTBALL, WATER PLANT. REMOVETOP 1/3OF THE BASKET OR THE TOP TWOHORIZONTAL RINGS, WHICHEVER IS GREATER.REMOVE ALL BURLAP AND NAILS FROM TOP1/3 OF THE BALL. REMOVE ALL TWINE.3. SET PLANT ON UNDISTURBED NATIVE SOILOR THOROUGHLY COMPACTED BACKFILL SOIL.INSTALL PLANT SO THE ROOT FLARE IS AT ORUP TO 2" ABOVE THE FINISHED GRADE.6. WATER TO SETTLE PLANTS AND FILLVOIDS.5. PLUMB AND BACKFILL WITHBACKFILL SOIL.7. WATER WITHIN TWO HOURS OFINSTALLATION. WATERING MUST BESUFFICIENT TO THOROUGHLY SATURATEROOT BALL AND PLANTING HOLE.8. PLACE MULCH WITHIN 48 HOURS OFTHE SECOND WATERING UNLESS SOILMOISTURE IS EXCESSIVE.1. SCARIFY BOTTOM AND SIDES OF HOLEPRIOR TO PLANTINGPLANTREE WRAPBACKFILL MIXPAINTED FLUORESCENT ORANGEWHITE FLAGGING (TYP.)DOUBLE STRAND 12 GAUGE WIRE8" 2-PLY NYLON STRAPS8' STEEL TEE POST-4 INCHES HARDWOOD MULCHFROM TOP 1/3 OF THE BALLREMOVE BURLAP & ROPEUNDISTURBED SUBSOIL4 INCH DEEP SAUCERNOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE.12"6" 2'(MIN.) 6" 6"3 REQUIRED AT 120LANDSCAPE LEGEND25-131 (OLD MNDOT 260) &ALL AREAS DISTURBED BY CONSTRUCTION NOT INTENDED SODDED, OR RETENTIONSEED MIX LEGEND (FOR ALL SHEETS)············································CITY OF LINO LAKES LANDSCAPE CODE NO PARKINGf:\jobs\7201 - 7220\7201 - main street shoppes lino lakes\cad c3d\engineering\7201_landscape.dwgSave Date:01/17/18L2of2 SITE LANDSCAPE DETAILS MFC PROPERTIES CORP. 3460 Washington Drive, Suite 100 Eagan, MN 55122REVISIONSDRAWN BY:DESIGNED BY:ISSUE DATE:JAKJAK01/05/18MAIN STREET SHOPPES PHASE 2 Lino Lakes, MinnesotaName:Signature:Date:License #:I hereby certify that this plan, specificationor report was prepared by me or under mydirect supervision and that I am a dulyLicensed Landscape Architect under thelaws of the State of Minnesota.3890 Pheasant Ridge Dr. NE #100, Blaine, MN Phone: 763-489-7900 Fax: 763-489-7959 ENVIRONMENTAL ◦ ENGINEERING ◦ SURVEYINGKnow what'sbelow.before you dig.CallRJames A. Kalkes, RLA01/05/1845071PRELIMINARY2'(MIN.) 6"12"UNDISTURBED SUBSOIL( SEE LANDSCAPE NOTES FOR TYPE OF MULCH )REMOVE BURLAP & ROPEFROM TOP 1/3 OF BALLIF SHRUB IS B & B, THENBACKFILL MIX4 INCHES MULCHLANDSCAPE LEGEND