HomeMy WebLinkAbout02/13/2019 P&Z Packet
CITY OF LINO LAKES
PLANNING & ZONING BOARD MEETING
Wednesday, February 13, 2019
6:30 p.m.
Council Chambers
Please be courteous and turn off all electronic devices during the meeting.
AGENDA
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF AGENDA
3. APPROVAL OF MINUTES: January 9, 2019
4. OPEN MIKE
5. ACTION ITEMS
A. PUBLIC HEARING: Lyngblomsten Senior Living Community
6. DISCUSSION ITEMS
A. Project Update
7. ADJOURN
Meeting guidelines on reverse side.
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.
DRAFT MINUTES
CITY OF LINO LAKES
PLANNING & ZONING BOARD MINUTES
PLANNING & ZONING BOARD MEETING
I. CALL TO ORDER AND ROLL CALL:
Chair Tralle called the Lino Lakes Planning and Zoning Board meeting to order at 6:30 P.M. on January 9, 2019.
II. APPROVAL OF AGENDA
The Agenda was approved as presented. III. APPROVAL OF MINUTES
Mr. Laden made a MOTION to approve the December 12, 2018 Meeting Minutes. Motion was supported by Mr. Stimpson. Motion carried 4 - 0. Mr. Evenson abstained.
IV. OPEN MIKE
Chair Tralle declared Open Mike at 6:32 P.M. There was no one present for Open Mike.
Mr. Stimpson made a MOTION to close Open Mike at 6:33 P.M. Motion was supported
by Mr. Laden. Motion carried 5 - 0. V. ACTION ITEMS
DATE : January 9, 2019
TIME STARTED : 6:30 P.M. TIME ENDED : 7:37 P.M. MEMBERS PRESENT : Perry Laden, Michael Root, Jeremy Stimpson, Paul Tralle, Neil Evenson, Sue Peacock
MEMBERS ABSET : Michael Ruhland
STAFF PRESENT : Michael Grochala, Katie Larsen, Mara Strand,
Monika Mann
Planning & Zoning Board January 9, 2019
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DRAFT MINUTES
A. Main Street Shoppes 2nd Additional Final Plat
Katie Larsen, City Planner, presented the staff report.
Mr. Laden asked about the new Outlot A being platted now and how the process works when something is proposed for that site. Ms. Larsen explained that a final plat
application is to be submitted to the City. It is being final platted as an outlot but
cannot be built on now.
Chair Tralle asked if the applicant knows who the tenants will be. Curtis Colon, MFC Properties Corporation at 3460 Washington Drive, Eagan, MN 55122, stated a non-
disclosure agreement is in place and anticipates a leasing success for the property.
Mr. Evenson made a MOTION to recommend approval of Main Street Shoppes 2nd
Addition Final Plat. Motion was supported by Mr. Stimpson. Ms. Peacock inquired if there were provision made for outdoor seating on the site.
Ms. Larsen confirmed there was.
Mr. Stimpson noted that he appreciated the parking being located at the back of the building and away from the main road.
Motion carried 5-0.
VI. DISCUSSION ITEMS A. Zoning Ordinance Text Amendment Regarding Multiple Principal Buildings on
Commercial, Industrial Parcels or Public/Semi-Public
Michael Grochala, Community Development Director, presented the staff report. Chair Tralle asked about multiple buildings on one lot that do not belong to one
business. Mr. Grochala stated the applicant will have to go through a PUD process.
Mr. Stimpson asked about business condos. Mr. Grochala stated that it would be a CIC (Common Interest Community) process.
Mr. Root asked how the site would be managed if an owner of a site, with multiple
principal buildings, decided to start renting out buildings. Mr. Grochala stated that the
language would be clarified to say that the buildings should be built and run by one company for one use. If the building wanted to change their CUP to rent out buildings, the company would need to go through a rezoning process.
Mr. Evenson asked if there was a formula for the amount of square footage that can
be built. Mr. Grochala stated buildings would be subject to the same exterior setbacks and parking requirements.
Planning & Zoning Board January 9, 2019
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DRAFT MINUTES
Mr. Laden asked about the functional difference between a second principal building
and an accessory building. Mr. Grochala clarified that accessory building would not
exist without a principal building.
Mr. Laden asked if you would need to delineate between a second principal building and an accessory building over 400 square feet. Mr. Grochala clarified that the
building must meet design and building usage requirements.
Chair Tralle confirmed that staff should continue to move forward and to come up with clear verbiage.
B. Zoning Ordinance Text Amendment Regarding General Provisions Project Update
Michael Grochala, Community Development Director, presented the staff report. Fences and Retaining Walls
Mr. Grochala noted that zoning permits are required for retaining walls 48” or less.
Building code requires that a building permit is required for retaining walls 48” inches or greater.
Staff recommends requiring a building permit for retaining walls 48” and greater and
a zoning permit to be required for anything under 48”. Anything under 24” to be
subject to zoning setbacks but would not require a permit. Mr. Laden suggested requiring a permit for anything over 48” inches unless it is in a
drainage areas or on a property line.
Mr. Stimpson asked if there was concern about heights depending on the material. Mr. Stimpson asked for public education regarding drainage easements if this
ordinance was changed.
Ms. Peacock asked about tiered retaining walls. Mr. Grochala clarified when a permit would be required for a tiered wall.
Exterior Storage
The Board and staff discussed accessory building requirements and permits regarding garden sheds under 120 square feet.
Mr. Grochala stated there is not a cap on the number of automobiles that may be
parked on a property, as long as they are licensed.
Planning & Zoning Board January 9, 2019
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DRAFT MINUTES
The Board and staff discussed specific parcels with multiple vehicles parked on the property.
Driveway Widths
Mr. Grochala explained current driveway requirements. The City limits driveway widths to 26’ at the public right of way. The driveway can increase in width at a 45
degree angle.
Mr. Evenson, Ms. Peacock, and Mr. Laden agreed with 26’. Mr. Laden suggested educating contractors and homeowners.
Mr. Stimpson acknowledged the move towards more sidewalks and an issue arises
when people park on sidewalks in the 12’ area.
Chair Tralle said he would like the driveway to go the width of the garage. Mr. Grochala explained there is not a standard for garage width and there needs to be a
driveway standard. Chair Tralle suggested 30’.
Mr. Stimpson stated that this issue needs to be caught before the house in the hands of the homeowners.
Mr. Evenson asked how many driveways get cut. Staff noted that 5-6 driveways get
cut each year. There were 500 driveways permits were pulled in the last 5 years.
Staff detemined there was not enough support to propose a change at this time.
Metal Roofs
Mr. Laden and Mr. Root suggested allowing exposed fasteners if they are color matched.
Mr. Stimpson and Ms. Peacock disagreed with having exposed fasteners.
Mr. Grochala stated that most cities allow standing seam but staff will research. Mr. Stimpson noted the difference on who is able to install exposed and un-exposed
fasteners.
C. Project Updates Anoka County will be doing a full depth reclaim from the S curve to Centerville Road
in 2019. They are in the planning process of reconstructing Hokah to the S curve in
2021. The County is working with the school district on access points. Anoka County
is currently looking at putting roundabouts in at West Shadow and Tomahawk Trail. Plans include a future access to Enid Trail. Roundabouts are being considered. Ms.
Planning & Zoning Board January 9, 2019
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DRAFT MINUTES
Peacock asked for clarification if the road will be a two lane road with turn lanes, ensuring that the new roads would have turning lanes for future use.
West Shadow Lake drive is still under construction. Peat excavation on the creek has
been completed. Lyngblomsten will be submitting an application. The City is in discussion with
Ramsey County, Anoka County, Lyngblomsten, and the City of Shoreview regarding
Highway J and Hodgson Road improvements.
Watermark is still digging. Model houses will likely be going up in the next month.
Construction company bought the EJM Pipe Services building.
No application has been submitted for the open spot at Eagle Liquor. The Bald Eagle Erectors building is occupied by a new tenant.
VII. ADJOURNMENT
Mr. Laden made a MOTION to adjourn the meeting at 7:37 P.M. Motion was supported by Mr. Evenson. Motion carried 5 - 0.
Respectfully submitted,
Monika Mann and Mara Strand
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PLANNING & ZONING BOARD
AGENDA ITEM 5A STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: February 13, 2019
REQUEST: PUBLIC HEARING
Lyngblomsten Senior Living Community 1. Rezoning 2. PUD Development Stage Plan 3. Preliminary Plat
4. Site Plan Review
CASE NUMBER: RZ2019-001 PD2018-004 PP2018-005
SP2019-001
APPLICANT: Lyngblomsten Attn: Jeff Heinecke 1415 Almond Avenue
St. Paul, MN 55108
OWNER: R.L. Co., LLC 7241 Ohms Lane, Suite 275 Edina, MN 55439
REVIEW DEADLINE:
Complete Application Date: January 16, 2019
60-Day Review Deadline: March 17, 2019
120-Day Review Deadline: May 16, 2019
Environmental Board Meeting: February 6, 2019
Park Board Meeting: NA
Planning & Zoning Board Meeting: February 13, 2019
Tentative City Council Work Session: March 4, 2019
Tentative City Council Meeting: March 11, 2019
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BACKGROUND The applicant, Lyngblomsten, has submitted a land use application for Rezoning, PUD Development Stage Plan, Preliminary Plat, and Site Plan Review for the development of a senior living community, future restaurant and future commercial building. The 20 acre
site is located in the northwest quadrant of CSAH 49 (Hodgson Road) and CR J (Ash
Street). Development of the site is guided by the Council adopted Master Planning Study-Hodgson Road & CR J (“Master Plan”). A PUD Concept Plan was reviewed by City’s Advisory Boards and the Council from
May to August 2018.
This staff report contains review of the 20 acre preliminary plat and site plan review of the Phase I senior living community. Separate site plan reviews will be required for development of the Phase 2 restaurant and Phase 3 commercial development.
Plan review is based on the following submittal documents: 1/12/2019: Plan Set, prepared by Loucks 1/14/2019: Narrative, prepared by Lyngblomsten
1/14/2019: Permit Application, prepared by RCWD
1/14/2019: Planned Unit Development Submittal Development Stage, prepared by Wold 1/14/2019: Preliminary Plat Costs, prepared by Wold 1/14/2018: Geotechnical Report, prepared by Braun Intertec Corporation 1/10/2019: Storm Water Management Report, prepared by Anderson-Johnson Associates
10/03/2018: Minnesota Wetland Conservation Act- Notice of Decision
ANALYSIS Lyngblomsten History Incorporated in 1906, Lyngblomsten is a Christian nonprofit social ministry organization serving older adults and their families through healthcare, housing, and community-based services. The award-winning organization has been recognized for its innovation in person-centered care, technology, engagement of volunteers, and community services for those with memory loss.
Lyngblomsten’s first building opened in 1912 on the same property from where we serve today at Midway Parkway and Pascal Street in Saint Paul (referred to as our Como Park campus), 12 miles from the proposed Lino Lakes campus. Today, our Como Park
campus includes a 225-bed skilled nursing facility, two senior housing buildings with 165
units, and the offices of our Community Services department, which provides resources, opportunities, and services to hundreds of older adults living in their own homes in the east metro area. Many community partners, including about 50 churches, are engaged to help deliver on our mission of providing a ministry of compassionate care and innovative
services for older adults in order to preserve and enhance their quality of life.
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As they look to the future, Lyngblomsten’s goal is to develop a second continuum-of-care
campus that will become a vital part of the Lino Lakes community. The proposed Lino Lakes development will be owned and managed by Lyngblomsten for generations to come. The pursuit of a second campus is part of the five-year Strategic Priorities approved by the Lyngblomsten Board of Directors in late 2014. In 2018, the
Lyngblomsten Board voted to enter into a Purchase Agreement to purchase property and
develop a campus for older adults in Lino Lakes. General Site Plan Overview Lyngblomsten is proposing a 3 phased approach to redevelopment of 6 parcels totaling
20 acres located in the northwest quadrant of CSAH49 (Hodgson Road) and CR J (Ash Street).
• Phase 1 is the senior living community consisting of the following housing
options:
• Cottage Homes = 20 units
• Senior Living Campus
o Independent Living = 100 units
o Assisted-living = 50 units o Skilled Nursing Facility = 48 units o TOTAL UNITS = 218 total units
The market rate cottage homes are 1,400 sf single level cottages with 2 bedrooms and an attached 21’ x 21’ garage. The senior living community independent and assisted-living units are market-rate and
mid-range in price with a variety of 1- and 2-bedroom units and heated underground
parking. The community also includes complementary campus amenities such as a Life Enrichment Center (2nd Half Lyngblomsten), main floor town center with bistro style or fine dining, a pub, cinema, chapel, fitness center and gift shop. The development also includes a community garden and 4,600 sf club house with game room, kitchen and
lounge.
• Phase 2 is a stand-alone 6,000 sf restaurant with outdoor patio
• Phase 3 is future commercial development
The senior living community and restaurant are located on one existing 17 acre parcel. The future commercial development will be a redevelopment of the remaining 5 parcels (3 acres) which is currently occupied by an insurance business, vacant liquor store and recently demolished 49 Club.
The development is accessed from CSAH 49 (Hodgson Road) and CR J (Ash Street) via an internal public road and two private roads.
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Existing Site Conditions The main 17 acre site (Phase 1 and 2) has a single family house and several accessory buildings on it. These will be removed during construction. A rural residential development abuts the parcel to the north (Rohavic Oaks) and a single family residential
development abuts on the west (Woodridge Estates). A variety of commercial uses exists
to the east and south. CSAH 49 (Hodgson Road) is the east boundary and CR J is the south boundary. The MLCCS shows that land cover is a mix of forest, cultivated, and herbaceous groundcover. A 0.88 acres wetland is 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 right-
of-way. The remaining 5 parcels (Phase 3) are approximately 3 acres and abut the CSAH 49 (Hodgson Road) and CR J (Ash Street) intersection. Two commercial buildings exist
(liquor store and insurance building). The old 49 Club restaurant was demolished in
October 2016 and is currently vacant land. Zoning, Land Use and Density
Current Zoning GB, General Business
Current Land Use Rural Residential and Commercial
2030 Future Land Use
Mixed Use (Master Planning Study- Hodgson Road and CR J)
Density = 8-15 units per acre
Proposed 2040 Future Land Use
Signature Gateway District
Density = 8-10 units per acre
Utility Staging Area Stage 1A (2008-2015)
Per the 2030 Comprehensive Plan, the site is guided mixed use and per the proposed
2040 Comprehensive Plan, it is guided Signature Gateway. The parcels will be rezoned to PUD, Planned Unit Development in order to implement the Master Planning Study-Hodgson Road & CR J. The Master Plan covers approximately 60 acres of land on both the west and east sides of CSAH 49 (Hodgson Road). The Comprehensive Plan states that all development in the area must be consistent with the Master Plan. It assumed that
approximately half of the 60 acre 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 portion. The proposed development would have a net density of 9.36 units per acre on site, which is consistent with both the Comprehensive Plan and Master Plan.
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Gross Area (acres) 20.47
Wetlands & Water Bodies (0.28)
Public Parks & Open Space 0.00
Arterial ROW (1.79)
Other (Utility Transmission Easement) 0.00
Other (Wetland Buffer Area) (0.24)
Net Area (acres) 18.16
# of Units1 170
Gross Density (units/acre) 8.30
Net Density (units/acre) 9.36
1Per Met Council, skilled nursing facilities/units are not counted toward a community’s net residential
density. 218 total units - 48 SNF =170 units.
Surrounding Zoning and Land Use
Direction Zoning Existing Land Use Future Land Use
North R, Rural Rural Residential Urban Reserve
South Commercial
(City of Shoreview)
Commercial
(City of Shoreview)
Commercial
(City of Shoreview)
East GB
General Business Commercial Mixed Use
West R-1X, Single Family Executive Single Family Residential Low Density Residential
Master Planning Study-Hodgson Road & CR J
The development of this property is guided by the Master Planning Study-Hodgson Road & CR J (“Master Plan”), which was approved by the City Council in 2007 via Resolution No. 07-21. See Attachment 3. 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 had four objectives: 1. Identify appropriate land uses (present and future) in the study area
2. Plan for road improvements to provide good access and circulation
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3. Identify routing & phasing solutions for utilities to facilitate future
development 4. Plan for redevelopment while recognizing existing businesses. 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. These requirements are detailed below. Planning and Development Requirements
(The following bullets and italicized text are requirements of the Master Plan. Staff comments follow in regular text.) General
• This Master Plan is to be incorporated into the Lino Lakes Comprehensive Plan with an amendment of the Comprehensive Plan. This includes amendments to the Proposed Land Use Map: the area east of Hodgson Road should be designated Mixed Use instead of Commercial. Minor inconsistencies in the Proposed Land Use
Map should be corrected as well, and zoning amendments should follow if and when
appropriate. The Master Plan was adopted as part of the 2030 Comprehensive Plan and will also be incorporated into the 2040 Comprehensive Plan.
• Rezoning as part of new development applications will be examined for consistency with the Comprehensive Plan and this 49/J Master Plan.
The site is currently guided mixed use and zoned GB, General Business and will be rezoned to PUD, Planned Unit Development in order to implement the Master Plan.
• The Master Plan is the guiding plan for development in the area. The Master Plan is intended to show a general land use arrangement with some specific design elements.
The individual site layouts and uses are to be determined as part of the development
review process, but should be based on the Master Plan, including specific elements noted below.
The Master Plan generally envisions townhome housing on the north and west portions of
the site with a mix of residential and commercial uses on southern portions of the site. The Master Plan notes that “individual site layouts and uses are to be determined as part of the development review process.”
The proposed Lyngblomsten senior living community proposes 20 cottage homes on the
north end and a senior living campus on the eastern edge along CSAH 49 (Hodgson Road).
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Commercial development on the southern portion of the site includes a restaurant and
future commercial pad that is intended to be built by this developer in the future. Additionally, this type of senior living campus does serve as an employment center for the staff. The City has previously treated assisted living facilities as commercial uses in both the Legacy development (Lino Lakes Assisted Living) and with Gracewood
Assisted Living.
• Tax increment financing and tax abatement on qualifying properties should be considered potential tools for implementing the Master Plan.
The applicant is considering tax incremental financing to assist with the development of this project. Overall, the proposed development is consistent with the General goals of the Master Plan.
Transportation and Access
• Accesses to Hodgson Road and Co. Rd. J are to be located at the points indicated on
the Master Plan.
o There is to be one full access on Hodgson Road, located 990± feet north of the CR J intersection (approx. 330 feet south of the northern edge of the study area). This access is to be centered on the property line east of Hodgson at this location.
No other new permanent accesses are to be allowed. As development occurs, the
City will work toward eliminating all other accesses along Hodgson. The City of Lino Lakes, the City of Shoreview, Anoka County and Ramsey County have spent several months working with the applicant on right-of-way needs and access points
to the development. Access to Hodgson Road is proposed at two locations: a full movement access on approximately 1000 feet north of CR J, consistent with the Master Plan and a right-in/right-out approximately 440 feet north of CR J. This second access is being considered to improve circulation and accessibility to the site and is recommended by staff.
o West of Hodgson Rd., there is to be one access onto CR J, located as far west as
possible from the Hodgson/CR J intersection. This new access is to be constructed as right in/right out only. This will be a driveway into the development site, and there will be access easements on that site to provide
access to, from, and through property to the north, leading to the full access on
Hodgson. No other new accesses are to be allowed. The City will work toward
eliminating all other accesses along CR J. A right-in/right-out on CR J approximately 300 feet west of Hodgson Road is proposed
which is consistent with the Master Plan. The City of Lino Lakes and the applicant are analyzing other options that could push that access point even further to the west. Anoka
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County and Ramsey County are also analyzing turn lane options along CR J and CSAH
49 that are outside the scope of the Lyngblomsten project.
• The access points, right of way, and internal circulation routes noted above are to create a circulation network serving all properties in the study area rather than
individual driveways onto arterial and collector roads that serve only individual
properties. A public road will extend north-south through the development providing public access to the senior housing complex, restaurant and future commercial development. The
right-of-way is 60 feet wide and the paved road surface is 32 feet back to back. Sidewalk is proposed on both sides of the public road on the north end and on the east side toward the south end closest to the development. On-street parking will be allowed. A 26 foot wide private road will serve the cottage home neighborhood. Sidewalk is
proposed on the south side and will connect to the public road sidewalks. Two parking areas with a total of 11 parking stalls are provided on the west and east ends of the private road for visitors. No parking will be allowed on the private road. The southerly right in/right out access point off of CSAH 49 (Hodgson Road) will also be
a private road. The paved road surface is proposed to be 32 feet wide back to back. This roadway could be narrowed to 26 feet. Both private roads will be owned and maintained by the developer.
• The Hodgson/CR J intersection is to be signalized prior to or as part of any
significant development in the study area. This is to be a cooperative effort of Anoka
and Ramsey Counties, the Cities of Lino Lakes and Shoreview, and developers. Specific design requirements are to be determined.
Signals were installed at the intersection in 2008 and modified in 2017.
• Other road improvement needs such as additional lanes, median, and the like will be designed in cooperation with Anoka and Ramsey Counties, the Cities of Lino Lakes
and Shoreview, and developers, as appropriate. Specific design requirements are to
be determined. Both northbound and southbound turn lanes will be required at the northern full access. Southbound right turn lanes are proposed and the Hodgson right-in/right-out and the
Hodgson and CR J intersection. A westbound right turn lane will be required at the CR J
right-in/right-out. The final configuration of improvements will be developed through a design process including Anoka and Ramsey County. Improvements along CR J will also include input from the City of Shoreview.
Additionally, Anoka County and Ramsey County are analyzing other turn lane
improvements to the overall area transportation system that are outside the scope of the developer’s project.
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• The quantity of development of the area will be limited to ensure that traffic generation does not exceed the capacities of Hodgson Road, the intersection with Co Rd J, or the new access. Development shall not create the need for a traffic signal at the new full access on Hodgson Road.
o Planning for the area must look forward to full development of the study area so as not to allow one project to “use up capacity” so that other sites cannot develop without creating the need for a signal at the new access.
As noted, a traffic analysis was completed for the development. Peak trip generation from the proposed development is approximately 1/3 of the trip generation provided for in the Master Plan. No signal is proposed at the new full access.
• Right of way will be dedicated with development to ensure adequate right of way for
Hodgson and CR J as well as for the internal circulation system, as necessary. The preliminary plat dedicates additional right-of-way ranging from 27 feet to 42 feet along CSAH 49 (Hodgson Road) creating 60 feet to 75 feet of dedicated right-of-way
from section line and/or roadway centerline. The preliminary plat also dedicates an additional 10 feet of right-of-way along CR J (Ash Street) to provide a full 60 feet from section line.
The internal public road is dedicated with 60 feet of right-of-way. Overall, the proposed development is consistent with the Transportation and Access goals of the Master Plan. Trails, Open Space
• A trail connection, included as an ‘enhancement corridor’ in the Parks, Natural Open Space/Greenways and Trail System Plan, will be established across the study area.
This will link to the existing trail connection to Woodridge Lane on the west, cross
through the study area, and link to a future trail in Ware Road. The specific
alignment of this trail corridor across the Master Plan area will be determined as development occurs.
The Lyngblomsten site plan includes an 8 foot wide trail/walk that extends from the
existing Woodridge Lane trail to the private road then tapering to a 5 foot wide walk to the club house to the internal public road and sidewalk. This trail connection shall be revised to a full 8.5 foot width trail within a 20 foot wide corridor easement. The section of sidewalk along the internal public road shall be 8.5 feet and connect to Hodgson Road.
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• An, open, focal point green space is to be created where the Woodridge Lane trail
connection enters the study area. The specific design of this focal point will be reviewed with any development application for the site. The site plan includes a community garden and lilac trees adjacent to the wetland that
creates an open, focal point green space in this location. The clubhouse is located adjacent to the storm water pond. The cottage home neighborhood also includes 4.75 acres (75%) of landscaped common open space that will be maintained by Lyngblomsten or an association.
• A trail should be constructed along Hodgson Road in accordance with the City’s parks and trails plan. This could be accomplished with sidewalks in the study area.
A 9 foot wide trail path is proposed along the full length of Hodgson Road. Sidewalks
are also proposed along the public and private roads.
• Greenspace buffering is an important design element for new development along the border with existing neighborhoods such as Woodridge Estates and Rohavic Oaks.
A 50 foot wide buffer of existing trees along the west lot line abutting Woodridge Estates will be preserved. A screen of lilac bushes will be planted at the northwest corner of the site adjacent to the community gardens. Additional screening/landscaping is required at
the west end of the cottage home private road cul de sac and at the south end where the
commercial private road comes into the development. All efforts shall be made to preserve the existing tree line adjacent to 275 Ash Street or new trees shall be planted. Along the north property line adjacent to the Rohavic Oaks neighborhood, the cottage
homes will be setback a minimum of 30 feet and a year round continuous planting screen,
berm and/or fence combination shall be required. The landscape plan indicates tree plantings along this northern boundary adjacent to the cottage homes; however, it does not provide for year round continuous screening. A triangulated year round continuous screen of 6 foot coniferous trees is required.
A 40 foot wide berm and landscape buffer is also provided in the cottage home neighborhood adjacent to CSAH 49 (Hodgson Road). The plan shall be revised to include a year round continuous screen on top of the berm.
Municipal Utilities
• All new development must have sanitary sewer and water service. Possible exceptions prior to the availability of utilities include renovation of existing
structures if the building code allows it without utilities. However, the preference is
for all uses in the study area to have municipal utilities.
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The entire Lyngblomsten senior living community, cottage homes, restaurant and
commercial development will be served by municipal utilities.
• Several options exist for utility service, as described in this study document. West of Hodgson, the preference is for connection to the Woodridge Lane sanitary sewer.
City watermain and sanitary sewer force main will be extended from Woodridge Lane through a 20 foot wide utility easement obtained by the City over 255 Ash Street, 275 Ash Street and a portion of the old 49 Club. A lift station is also required.
A 12” watermain extends down the public road and 8” watermain serves the cottage homes, senior living community and commercial areas. A 4” sanitary sewer is shown to service the area as well. The 4” main shall be upgraded. Utilities will be stubbed under CSAH 49 (Hodgson Road) to serve future development to
the east.
• Water trunk lines must be looped, and development must provide the looping.
Watermain will be extended north along Hodgson Road to connect and loop at Ravens Court as part of a City trunk watermain project. The watermain will also be looped around the senior living campus. Site Design, Urban Form
• The intent is to create an urban form for the area. The main senior living campus, restaurant and commercial building have been
intentionally pulled towards Hodgson Road and CR J for multiple reasons. One is to
create an edge and urban form along the corridor as required by the Master Plan. Two, the building locations were also in response to the Woodridge and Rohavic Oaks neighborhood’s concern regarding proximately of the buildings, noise, buffers etc. to their homes. The site design transitions from single story cottage homes on the north and
west to the 2-story skilled nursing wing with the 3- and 4-story buildings closest to
Hodgson Road. Three, the building shift also maximizes site design and efficiency. The senior living campus setback tapers from 30 feet to 26 feet from the Hodgson Road property line and 70 feet to 35 feet from the paved road surface.
The restaurant setback tapers from 20 feet to 12 feet from the Hodgson Road property line and 55 feet to 50 feet from the paved road surface. The commercial building setback is 11 feet from the Hodgson Road property line and 50
feet from the paved road surface. The setback is 30 feet from the Ash Street property line
60 feet from the paved road surface.
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These building locations and setbacks are consistent with the Master Plan.
• Development layouts are to include buildings at intersection corners to establish the “cornerstones” of the area’s urban form.
The main senior living campus at the southwest corner of Hodgson Road and the future public road creates a corner stone at that intersection. A Lyngblomsten monument sign at the north side of the public road also creates a strong corner. The future commercial building at the Hodgson Road and CR J intersection is also consistent with the Master Plan’s gateway and cornerstone vision by providing the space for a community entrance
sign and promenade.
• As another means of pursuing an urban form, development is to avoid lining Hodgson with large parking lots. This could include the following elements.
o Buildings fronting along Hodgson in addition to the cornerstone buildings
o Extensive landscaping and screening of parking lots will be required along Hodgson and CR J, including boulevard trees and decorative fencing or walls.
Landscaping must be included on the street side of fences or walls along parking
lots. The parking lots for the senior living campus, restaurant and commercial building are internal to the development and not located along Hodgson Road and CR J. They are
setback a minimum of 15 feet from the internal public road property line. Joint parking facilities with cross easements will be explored with the development of Phase 2 (restaurant) and Phase 3 (commercial building).
• Larger parking areas should be planned with internal landscaping, pedestrian
sidewalks or walkways and be divided into smaller areas where possible:
o Pedestrian walkways provided in larger parking lots should be landscaped,
include path lighting, and provide direct access for pedestrians to an entrance of
a commercial building;
o Walkways should be raised, paved areas or defined paths distinguished by striping or a change in paving provided that pedestrians are kept safe from
vehicular travel on the route to an entrance of a commercial building.
The senior living parking lot includes landscaped islands and the perimeter along the public road is landscaped and screened with shrubs and trees. The sidewalk along the public road connects to a sidewalk leading to the main building for pedestrian
connectivity. Future development of the restaurant and commercial building will require
similar connections.
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• Sidewalks are to be constructed on both sides of Hodgson Road and on the north side
of Co. Rd. J to form connections to the trails to the development areas and contribute to the urban form of the area. A 9 foot wide path is being constructed along the west side of Hodgson Road. A trail
and/or sidewalk will be required when the east side of Hodgson Road develops. A trail and/or decorative sidewalk will also be constructed along CR J in conjunction with development of the commercial building.
• Pedestrian circulation should be an important design factor within the development
areas to facilitate pedestrian and bicycle circulation among businesses and
residential sites. Such circulation routes must be safe and aesthetically pleasing. Safe pedestrian corridors are provided throughout the development between the
residential and commercial uses via trails and sidewalks.
• Design guidelines must be prepared for any new development project in the area. Developers should submit draft guidelines with development applications. Design
guidelines for each project must include attention to previous projects in order to
coordinate design throughout the study area. After being refined in collaboration
with City staff, design requirements shall be incorporated into the approval of the development.
Design Guidelines will be prepared and finalized at the time of PUD Final Plan/Final
Plat. Overall development shall be consistent with the Master Plan. As a starting point, the Lyngblomsten site plan shall be used to establish the building and parking lot setbacks (i.e. the building envelope.)
The following parameters shall be established in the Design Guidelines:
• Land Use Legal Descriptions
The following preliminary plat legal descriptions shall be used to associate the land use
with the appropriate building setbacks:
Land Use Legal Description
Cottage Home Neighborhood Lots 1-22, Block 1
Senior Living Campus Lot 1, Block 2
Restaurant Lot 2, Block 2
Commercial Development Outlot C
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• Building Setbacks:
Road or Boundary Building Setback (feet)
CSAH 49 (Hodgson Road)
Cottage Homes 40
Senior Living Campus 25
Restaurant 10
Commercial Development 10
CR J (Ash Street)
Commercial Development 10
Public Road
Cottage Homes 25
Clubhouse 25
Senior Living Campus 12
Restaurant 15
Commercial Development 15
Parking Lots 15
Private Road
Cottage Homes 23 from curb or sidewalk
Restaurant & Commercial 15 from curb or sidewalk
North Lot Line 30
West Lot Line 50
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• Parking Lot Setbacks
Road Comment Setback
CSAH 49 (Hodgson Road) and CR J (Ash Street)
Parking lots adjacent to
these roads should be
discouraged
NA
If necessary, extensive
landscaping and screening of parking lots will be required along Hodgson and CR J, including boulevard trees and decorative fencing
or walls. Landscaping must be included on the street side of fences or walls along parking lots.
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Public Road 15
Private Road 15 from curb or sidewalk
• Gateway Elements o The Hodgson/Co Rd J intersection is a gateway and appropriate elements
are to be included in the development of the corners of this intersection.
Such elements may include:
Community Entrance Sign with City Logo
Promenade with seating, public space, decorative pavers or stamped concrete and extensive landscaping
Public art
• Architectural Standards o Architectural standards shall be defined.
• Building Heights
o Building heights shall be tiered from west to east and low to high
towards Hodgson Road.
• Landscaping o A Master Landscape Plan shall be submitted.
• Signage
o A Master Signage Plan shall be submitted.
• Buildings must be designed with “four-sided architecture”, using the same quality
materials on all sides.
o All facades shall be articulated with a variety of materials, glazing, awnings, or other details to add visual interest.
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o Building design elements should 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.
o Roof lines and cornice details shall be completed in a three-dimensional
manner so that the features on the back of the roof or similar unfinished areas
are not visible
o The front façade may have a unique design or more significant glazing.
The senior living campus incorporates “four-sided architecture”. All sides of the building include the same quality stone/masonry, metal and composite siding and glass. The building layout was designed to limit blank walls facing the street. The separate wings of the building help to break up the massing as well as transition intensity from west to east
on the site.
The cottage home front façade includes a front porch, recessed garage, stone base and composite siding. More architectural detail is provided further in the staff report.
Detailed site and building plan review will be required upon development of the
restaurant and commercial building.
• Commercial buildings must incorporate trash and service areas within the buildings rather than utilizing outdoor enclosures. This will conserve land and maximize the
potential for outdoor seating and pedestrian friendly amenities. The architectural site plan indicates a 15’ x 20’ x 8’ trash enclosure structure on the south end of the senior building. The enclosure area includes trash and recycling receptacles and cardboard compactor. Trash and recycling materials are temporarily stored in the
basement until they are moved to the outdoor enclosure. Staff is requesting more information and details on the operation of the compactor and services. Staff also encourages all trash and service areas be contained within the building.
• It is not the intent of this plan to specify housing unit styles. However, garage units must not access directly onto the main access drive or the main public streets through the development.
The cottage homes garages access onto a 26 foot wide private drive not the main public street.
• The Hodgson/Co Rd J intersection is a gateway and appropriate elements are to be
included in the development of the corners of this intersection.
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Future development of the commercial corner will require these gateway elements.
• The interface between new residential and commercial uses should be flexible. For example, new development in central areas can be multi-family, commercial, or mixed use. This would be consistent with the flexible land use lines noted above.
Maintaining safety and quality of life are important considerations. The site design transitions from single story cottage homes on the west and north to the 2-story skilled nursing wing with the 3- and 4-story assisted-living and independent living wings closest to Hodgson Road. Intensity of development transitions from low near the
existing single family neighborhood to high near the intersection. The senior living complex is also an employment center.
• Lighting is to be appropriately scaled to a pedestrian friendly development. Lighting
should be directed downward and screened to reduce light pollution, glare, and
impacts on adjacent residential areas. Wall mounted down lit lighting is proposed on the exterior of the senior housing complex. Street lights ranging from 12 to 28 foot in height with down lit shields will be
utilized in the parking lot and near the main entrance and loading area. Foot candles do not exceed 1.0 fc onto right-of-way as required by City performance standards. Two 15 foot street lights with down lit shields are proposed in the parking areas in the cottage home neighborhood. The photometric plan indicates zero (0) foot candle levels
protruding onto adjacent residential properties. The applicant shall work with the local electric company to design a street lighting plan for the public road.
• Security or service lighting should be limited in coverage area and designed to
reduce glare. Wall mounted down lit lighting is proposed on the exterior of the senior housing complex
and clubhouse.
Stormwater Management
• Stormwater management design must incorporate filtration and infiltration elements.
This could include such features as rain gardens, swales, dry creeks, infiltration
chambers, and other ecologically based methods along with more traditional ponds and pipes.
• Stormwater management ponds, if used, should be designed to be a site amenity,
including appropriate landscape elements.
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Per the Storm Water Management Report prepared by Anderson-Johnson Associates
dated January 10, 2019, water quality treatment is accomplished at the single stormwater treatment pond. True infiltration was considered during the design phase, but several factors contributed to not pursuing infiltration practices. First, shallow groundwater exists on site. According to the soil borings, groundwater is in the 895 to 897 elevation range. A
majority of the low points are around elevation 905 with one parking lot having a low
point of about 902.5. This would mean the surface of an infiltration area would need to be at elevation 900 - 901 for effective drainage to occur. Additionally, the site has been maximized and there is not adequate space for effective infiltration practices.
Instead, a stormwater pond has been constructed. The stormwater pond, in addition to
providing rate control, has been sized to provide adequate dead storage below the normal water level to meet water quality requirements. Finally, an irrigation pumping station will be constructed at the stormwater pond to draw water from the pond to irrigate the surrounding areas.
The clubhouse has been strategically located adjacent to the landscaped stormwater pond as a site amenity. Additional Site Plan Review Building Footprints and Floor Areas A summary of the building footprints and square footages is as follows:
Building Footprint Total Floor Area
Cottage Homes 1,400 sf 1,400 sf
Clubhouse 3,400 sf 4,609 sf
Senior Living Campus 128,113 sf 292,462 sf
Future Restaurant1 6,000 sf 6,000 sf
Future Commercial1 16,000 sf 16,000 sf
1These building footprints and total square footages may change upon final design.
Setbacks Cottage Home Neighborhood
The cottage home neighborhood consists of 20 single family homes accessed via a 26 foot wide private road. A 5 foot wide sidewalk is shown on the south side of the road. The houses on the north side of the road are setback 23 feet from the curb, 30 feet from the north Rohavic Oaks property line and 40 feet from the Hodgson Road property line. Houses on the south side of the road that have sidewalks are setback 23 feet from the
sidewalk. The 23 foot setback allows for the parking of 2 vehicles side by side in the
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driveway without encroaching into the road or sidewalk. The rear setback of these houses
is 25 feet to the public road right-of-way line. There shall be a minimum of 10 feet of separation between each house. Each lot is platted to include the building footprint (including front porch and rear patio) plus a 5
foot envelope around the footprint perimeter. The preliminary plat includes a Cottage
Detail. Clubhouse
The clubhouse is setback 30 feet from the public road right-of-way line and is 40 feet
from the nearest adjacent cottage home. The parking lot is setback 16 feet from the public road right-of-way line and is 15 feet from the nearest adjacent cottage home. A coniferous landscape screen is provided between the clubhouse, parking lot and adjacent cottage homes. Additional screening or fence is required near Lot 16.
Senior Living Campus As previously discussed, the setbacks along Hodgson Road and CR J are driven by the Master Plan’s intent to create an urban form for the area. The senior living campus
setback tapers from 30 feet to 26 feet from the Hodgson Road property line and 70 feet to
35 feet from the paved road surface. Along the northern boundary of the lot, the building corner is 12 feet from the property line and increases to 45 feet. Along the western boundary, the building corner is also 12 feet from the property line and increases to 45 feet. Along the south boundary, the building setback is 12 feet from the paved private
road and is adjacent to the sidewalk. A minimum of 5 feet shall be provided between the
building and the sidewalk. The parking lot is setback 15 feet from the property line.
Restaurant and Commercial Development
As discussed, full site and building plan review will be required for development of the
restaurant and commercial buildings. Per the proposed site plan for Phase 2 and 3, the restaurant setback tapers from 20 feet to 12 feet from the Hodgson Road property line and 55 feet to 50 feet from the paved road surface. An outdoor patio is shown adjacent to the property line and 5-10 feet from the paved trail.
The commercial building setback is 11 feet from the Hodgson Road property line and 50 feet from the Hodgson Road paved road surface. The setback is 30 feet from the Ash Street property line and 60 feet from the paved road surface.
Architecture
Detailed architectural comments are provided by Landform in Attachment 6. The following is a summary. Overall, the proposed development upholds architectural standards envisioned by the Master Plan and is consistent with zoning ordinance performance standards.
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Cottage Homes
The 2 bedroom, single level cottage homes are 18 feet in height. The floor area is 1,400 sf. Exterior materials include a stone/masonry base, glass and composite siding. The 21’x 21’ garage is recessed behind the front façade. The 5 front porch shall be a
minimum of 6 feet deep (currently shown as 5’ x 24’) and the rear patio shall be a
minimum of 10’ x 10’ (currently shown as 6’ x 10’). Detailed building plans shall be provided with PUD Final Plan. Clubhouse
The 2 level clubhouse is 28 feet at the highest peak of the unique roofline. Exterior materials include stone/masonry, metal siding, glass and composite siding. Glass makes up the highest percentage of materials.
Senior Building Complex
The multi-storied complex has varying heights that tier from the 2-story (23 feet) skilled nursing wing to the 3-story (33 feet) assisted-living wing to the 4-story (43 feet) independent living wing. Decorative parapets accent the rooflines with height varying
from 2-4 feet. The signature parapet at the main entrance of the complex is 5 feet.
Exterior materials include stone/masonry, metal siding, glass and composite siding. The building has multiple façades, varying exteriors materials, textures and strong vertical and horizontal lines that provide articulation and depth and break up what could be long monotonous walls.
Staff has requested additional information on the composite siding. A color palette and material board shall be submitted. Parking
The Zoning Ordinance requires a minimum number of parking stalls per use, as follows:
• Townhome, Quadraminium, Manor Home, Multiple Family Dwellings, and Mobile Homes within Mobile Home Parks. At least two and one-fourth (2-1/4) rent-free spaces per unit. In projects involving eight (8) or more units, the City may require additional clustered guest parking spaces based upon calculation of required demand.
The cottage home neighborhood is served by a 26 foot wide private road with no on-street parking; therefore, off-street parking shall be provided. The 20 cottage homes require 45 parking stalls. Each cottage home has parking for 4 vehicles (2 in the garage and 2 in the driveway) for a total of 80 parking stalls. Two off-street guest parking areas also provide an
additional 11 parking stalls for a total of 91 parking stalls. The clubhouse requires 14 parking stalls and 14 are provided with 2 of them accessible. Parking requirements for the cottage home and clubhouse neighborhoods are met.
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• Elderly (Senior Citizen) Housing. Reservation of area equal to one (1) parking space per unit. Initial development is, however, required of only one-half (1/2) space per unit and said number of spaces can continue until such time as the City Council considers a need for additional parking spaces has been demonstrated.
There are 100 independent living units that would require 100 parking stalls. There are 102 underground heated parking stalls provided with 4 of them accessible. Parking requirements are met.
• Rest Home, Nursing Home, Convalescent Center, or Institution. One (1) space for each six (6) beds based upon maximum design capacity, plus one (1) space for each two (2) employees. There are 50 assisted-living beds and 48 skilled nursing beds that would require 16 parking
stalls. The Town Center portion of the facility has 7,521 sf of public use space that would require 25 stalls. There are 35 employees per maximum shift that would require 18 stalls. The total required number of parking stalls is 59. There are 78 total surface parking stalls provided with 7 of them accessible. Parking requirements are met. Sheet A2, Site Plan shall
be revised to correctly reflect the number of parking stalls.
• Restaurants, Cafes, Private Clubs Serving Food and/or Drinks, Bars, On-Sale Nightclubs. Ten (10) spaces for each one thousand (1,000) square feet of dining room, plus one (1) space for each employee of the maximum work shift. Detailed building plans will be required to verify the dining room square footage; however,
assuming a 6,000 sf restaurant has 3,000 sf of dining room + 10 employees, 40 parking stalls would be required. The proposed 1,200 sf outdoor dining patio would require an additional 7 stalls for a total of 47 parking stalls. There are 47 parking stalls provided with 3 of them accessible. Joint parking facilities with shared curb cuts and access drives will be encouraged between the restaurant and commercial building.
• Retail Store and Service Establishment. At least one (1) off-street parking space for
each two hundred (200) square feet of floor area. Detailed building plans will be required to verify the floor area of the proposed commercial building; however, the commercial pad as shown is approximately 16,000 sf and 72 parking stalls would be required. There are 76 stalls proposed with 4 of them accessible. Joint
parking facilities with shared curb cuts and access drives will be encouraged between the restaurant and commercial building. In general, parking stall requirements are met for the proposed development. Tree Preservation Plan
Per the Tree Survey (Sheet 1-2), there are 1,685 significant trees located on the 20 acre
site. Sheet L0.1, Tree Preservation Plan identifies the basic use area. Of the 1,685 significant trees, 222 will be preserved and 1,463 will be removed. The majority of the
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trees being preserved are along the west boundary providing a tree buffer between the
Woodridge neighborhood and the development. The Tree Preservation Plan shall be revised to exclude the stormwater pond and wetland buffer from the basic use area. Trees being removed in the location of the stormwater
pond and wetland buffer require a 1:1 mitigation ratio. The Plan Sheet shall provide
mitigation calculations to verify compliance. Sheet L1.0 shall be revised to include the trees being preserved at the west end of the cul de sac. More trees shall also be planted in this area.
Landscaping Canopy Cover Canopy Cover standards require the minimum canopy cover to be 40% for all uses.
Canopy cover is required for the senior living campus, clubhouse, restaurant and commercial development. The restaurant and commercial development will be reviewed upon submission of detailed plans. The senior living campus has 42,956 sf of hardcover which requires 17,182 sf of canopy
coverage. Plan Sheet L2.1 indicates 17,450 sf of coverage provided; however, the medium trees were incorrectly valued at 500 and not 250. The provided canopy cover is only 14,450 sf which is 2,732 sf short. The plans shall be revised. The club house has 5,866 sf of hardcover which requires 2,346 sf of canopy coverage.
Plan Sheet L2.5 indicates 3,600 sf of coverage provided; however, the total is actually 4,100 sf. Also, the Blue Hills Spruce tree at the north end of the driveway does not provide canopy coverage and the species shall be changed. Coverage is met for the clubhouse but the plan sheet shall be corrected.
Foundation Landscaping Foundation Landscaping standards require 2 large trees and 6 large shrubs per 100 linear feet of the building. The senior living campus has 1,981 linear feet of building façade requiring 40 large trees and 119 large shrubs. The landscape plan proposes 63 large tree
equivalents and 304 large shrub equivalents which exceed requirements. The landscape plan also provides for several outdoor landscaped courtyards. The trees along Hodgson Road shall be relocated out of the road right-of-way and within 30 feet of the building. Open Areas Landscape Standards
Open areas include disturbed site areas, such as cul de sac islands, boulevard medians, storm water management areas, common areas in multifamily sites that are not for recreation facilities, and disturbed areas that are not located within the foundation landscape zone, vehicular hardscape area or the building footprint. Open Space
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landscaping standards require 1 large tree and 3 large shrubs per 2,000 square feet. Open
space plantings are required for the main building, stormwater pond, and north and south green spaces. Per Sheet L2.1 and L2.3, Main Building, there is 45,374 square feet of open space. This
would require 23 large trees and 68 large shrubs. The plan proposes 25 large tree
equivalents and 87 large shrub equivalents. Open space requirements are met and exceeded. The Clubhouse, per sheet L2.5, has 11,525 square feet of open space. This would require
6 large trees and 17 large shrubs. The plan proposes 16 large tree equivalents and 34
large shrub equivalents. Open space requirements are met and exceeded. The North East Green Space, found on sheet L2.6, hosts 19,895 square feet. This site requires 10 large trees and 30 large shrubs to meeting open space landscaping standards.
The landscaping plan provides 28 large tree equivalents and 42 large shrubs equivalents.
Also per sheet L2.6 is the community garden which has 54,073 square feet of open space. This site requires 27 large trees and 80 large shrubs. The landscaping plan provides 127 large tree equivalents and 80 large shrub equivalents. Both the Green Space and
Community garden meet and exceed the open space requirements.
Per Sheet L27, there is 56,124 square feet of open space in the South West Greenspace. This would require 28 large trees and 84 large shrubs. The plan proposes 36 large tree equivalents and 84 large shrub equivalents. Open space requirements are met and
exceeded. It should be noted that on the plan sheet, the total large shrub equivalents in the
open space plantings chart states 29 shrubs are provided instead of 84. This should be corrected so the chart reflects the shrubs in the plan set. In addition to meeting the open space requirements, the developer is including three
extensively landscaped courtyard areas around the senior housing building for the
enjoyment of the residents. Buffer and Screen Standards
Buffer and Screen Standards require a 6 foot high screen between a development and any
adjacent, less intense, residential land use. Materials to meet this ordinance can include year round continuous planting screen, a wall or fence and plantings which cover 50% of a wall or fence on the exterior side, or a combination of berm and year round continuous screening.
A 50 foot wide buffer of existing trees along the west lot line abutting Woodridge Estates will be preserved. A screen of lilac bushes will be planted at the northwest corner of the site adjacent to the community gardens. Additional screening/landscaping is required at the west end of the cottage home private road cul de sac and at the south end where the
commercial private road comes into the development. The existing line of spruce trees at
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the southwest corner of the site abutting 275 Ash Street shall be preserved to the greatest
extent possible. There is an existing retaining wall east of the tree line. The public road shall be located as to not disturb this tree line. Along the north property line adjacent to the Rohavic Oaks neighborhood, the cottage
homes will be setback a minimum of 30 feet and a year round continuous planting screen,
berm and/or fence combination shall be required. The landscape plan indicates tree plantings along this northern boundary adjacent to the cottage homes; however, it does not provide for year round continuous screening. The screening should be a minimum of 6 feet high.
A 40 foot wide buffer with a 3 foot berm and landscape plantings is also provided in the cottage home neighborhood adjacent to CSAH 49 (Hodgson Road). The plan shall be revised to include a year round continuous screen on top of the berm.
A 30 inch shrub hedge is proposed between the senior living campus parking lot and
public road right-of-way as is required by ordinance. A 3 foot berm is located on the north side of the northeast private cottage home parking area. Coniferous trees shall be planted along the top of the berm.
Boulevard Trees
Boulevard trees are required at the rate of one (1) tree per 70 linear feet of road frontage where property fronts on any public roads for townhome or multiple family homes. There are 20 cottage homes abutting 700 linear feet. This would require 10 boulevard trees.
The cottage home private road has 39 boulevard trees which exceed ordinance
requirements. There is 1,400 linear feet of public road that abuts the senior living campus and future restaurant and commercial. This would require 20 boulevard trees. There are 34 boulevard trees proposed which exceeds ordinance requirements. The landscape plan shall be revised so trees are not located within the Hodgson Road right-of-
way.
Signage Sheet L2.6, NE Greenspace Plan indicates an entrance monument sign on the north side of the public road. The sign area is landscaped and it outside of the 30 foot vision
triangle. Sheet A17, Signage Exterior provides detail of a monument sign. The sign is 6’4” high and 25 feet long. Materials include sandblasted concrete and stone. A separate Sign Permit Application is required for all wall signs and monument signs. A master sign plan for the 20 acre site is required and shall be incorporated into the
Design Standards. This master sign plan should include a City of Lino Lakes gateway sign/monument at the intersection of Hodgson Road and CR J.
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Impervious Surface Coverage
The allowed impervious surface coverage in a mixed use area is 75%. The proposed 46% post-development impervious surface coverage is compliant. Per the Storm Water Management Plan:
Pre-Development Post-Development
Impervious 1.93 acres (0.09%) 9.61 acres (46%)
Pervious 18.80 acres (99.91%) 11.12 acres (54%)
TOTAL AREA 20.73 acres (100%) 20.73 acres (100%)
Traffic Study The proposed project is anticipated to generate approximately 1,473 daily trips. 69 trips
are estimated to be generated in the AM peak period (7:00 to 8:00) and 123 trips in the
PM peak (4:30 to 5:30). A detailed traffic analysis was completed to describe the operating conditions of intersections surrounding the site in terms of a Level of Service (LOS). Facilities are
given letter designations from “A” (best operating conditions) to “F” (worst conditions).
A Level of Service “D” represents the threshold for acceptable overall intersection conditions during a peak hour. City Code establishes minimum Level Of Service (LOS) requirements. The Code states
that if the LOS is A or B, the proposed subdivision will not the degrade the LOS more
than one grade. If the LOS is C or D it will not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. The traffic analysis evaluated four surrounding intersections adjacent to the project area.
• Co Rd J at Woodbridge Ln
• Co Rd J at St. Albans St
• Co Rd J at Hodgson Rd
• Hodgson Rd at Rohavic Ln As discussed in the WSB Transportation Memorandum, dated February 6, 2019, all
intersections, meet the City Code requirements. However, it was noted that the worst
movement at the CR J and Hodgson intersection, during the PM peak period, changed from a LOS D to LOS E. The proposed southbound Hodgson Road right turn lane, at CR J adequately mitigates for this degradation.
Additionally, City is working with Anoka and Ramsey County Highway Departments to
evaluate other improvements that would improve overall intersection operations. Specific improvements will be worked out in a collaborative fashion with the two
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counties and the City of Shoreview. Staff is hopeful that additional improvements could
be completed in conjunction with the Lyngblomsten project. Subdivision Ordinance Conformity with the Comprehensive Plan and Zoning Code
The preliminary plat is consistent with the comprehensive plan and Master Plan. Blocks and Lots
The preliminary plat consists of 6 existing parcels. These parcels are individually owned by 4 different entities. Lyngblomsten currently has purchase agreements in place with all 4 owners. The senior living community and restaurant are located on one existing 17 acre parcel. The future commercial development will be a redevelopment of the remaining 5
parcels (3 acres) which is currently occupied by an insurance business, vacant liquor store
and recently demolished 49 Club. If the terms of purchase agreement for the 3 acre commercial parcel are not finalized between the private parties, the preliminary plat could be revised and the final plat presented with just the one 17 acre parcel that contains the senior living campus and restaurant. The 3 acre parcel would need to possibly
preliminary plat and final plat at a future date.
The preliminary plat is summarized below.
Lot or Outlot Size Purpose Ownership Square Feet Acres
Lots 1-16 and Lots 18-21, Block 1 3,528 sf 0.08 acres 20 cottage homes Lyngblomsten
Lot 17, Block 1 26,041 sf 0.60 acres Clubhouse Lyngblomsten
Lot 22, Block 1 207,098 sf 4.75 acres Common open space Lyngblomsten
Lot 1, Block 2 211,154 sf 4.85 acres Senior living campus Lyngblomsten
Lot 2, Block 2 54,640 sf 1.25 acres Future restaurant TBD
Outlot A 76,270 sf 1.75 acres Stormwater pond Lyngblomsten
Outlot B 4,151 sf 0.10 acres Remnant open space/lift station Lyngblomsten
Outlot C 83,210 sf 1.91 acres Future
commercial TBD
TOTAL 891,567 sf 20.47 acres
Lyngblomsten will be responsible for the ownership and maintenance of the majority of
the development. The cottage home common area and senior living grounds will be professionally landscaped and maintained.
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Streets and Alleys
CSAH 49 (Hodgson Road) and CR J (Ash Street) are A Minor Expander arterial roads. The development is served by an internal public road and 2 private roads. The streets and transportation plans are detailed previously in this report.
As noted above, the 3 acre commercial site is under a separate purchase agreement with a different owner. If the purchase agreements are not executed at this time, the public road will temporarily terminate as a cul de sac near CR J (Ash Street) until future development of the properties.
Easements
Standard drainage and utility easements at least 10 feet wide are required on Lot 17, Block 1 and Lot 1 and Lot 2, Block 2. Drainage and utility easements are proposed over
Lot 22 and Outlot A. Depending on the location of the lift station, a drainage and utility
easement may also be required over Outlot B. A 20 foot wide public trail easement is required over the east-west section of the trail. The trail along CSAH 49 (Hodgson Road) shall be located within the right-of-way. If it
cannot be, a separate trail easement is also required.
A 25 foot wide conservation easement is required over the wetland buffer. Powerline
A three-phase overhead power line runs along the eastern boundary of the property line within the right-of-way. Lyngblomsten is working with the electric company to discuss burying the power line.
Public Land Dedication
The City will require cash in lieu of land dedication. Per the City’s Park, Greenway & Trail System Plan, a neighborhood park is not programmed for this area. Trail construction throughout the development and along Hodgson Road and CR J will be
credited. The clubhouse will not be credited since it is a private amenity serving mainly
the facility’s residents. The City’s current Park Dedication fees are $3,000 per residential unit and $2,400 per acre for commercial/industrial development. The senior building is a mix of both independent living units (residential) and assisted-living and skilled nursing facility units (commercial). The cottage home and independent living units will be
charged as residential units. The assisted-living units and skilled nursing facilities will be
charged as commercial users. This practice is consistent with previous assisted-living facilities constructed in the City. The assisted-living units and skilled nursing facilities occupy approximately half of the 4.85 acre lot (Lot 1, Block 2) and will be charged at 2.43 acres.
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Building # units or acres Fee per unit Total
Cottage Homes 20 units $3,000 $60,000
IL (Independent Living) 100 units $3,000 $300,000 AL (Assisted-Living) + SNF (Skilled Nursing) 2.43 acres $2,400 $5,820
TOTAL $365,820
Comprehensive Plan Per the 2030 Comprehensive Plan, the 20 acre site is located in Planning District 1. As discussed, a Master Plan was prepared for the mixed use area at CSAH 49 (Hodgson Road) and CR J (Ash Street) and approved by Council in 2007. The Comprehensive Plan
states that all development in the area must be consistent the Master Plan.
The proposed Lyngblomsten development is consistent with the Master Plan as detailed in this staff report and is therefore, consistent with the Comprehensive Plan. Environmental Assessment Worksheet An Environmental Assessment Worksheet (EAW) is not warranted. The threshold computation of unattached units (20 cottage homes) and attached units (100 IL + 50 AL) is less than one.
Wetlands A small 0.28 acre wetland exists in the northwest corner of the site. A wetland delineation was completed by Kjolhaug Environmental in June 2018. A WCA Notice of
Decision was issued by RCWD on October 3, 2018. The wetland is not part of the
Wetland Management Corridor but the City will require a minimum 25 foot wide buffer. There are no wetland impacts. Floodplain There is no FEMA floodplain on site. Adjacent Jurisdiction Review As discussed, the City of Lino Lakes, the City of Shoreview, Anoka County and Ramsey
County have spent several months working with the applicant on right-of-way needs and access points to the development. Adequate right-of-way is being dedicated along both CSAH 49 and CR J. Anoka County and Ramsey County are analyzing turn lane options along these corridors that are outside the scope of the Lyngblomsten project.
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During the PUD Concept Plan Review, the City of Shoreview commented the
development should be served by City of Lino Lakes utilities. This has been accommodated. The City expressed traffic and access concerns along CR J and recommended a traffic study be required. A traffic study has since been completed and is being reviewed by all agencies. The City also noted the need for trail connections along
which is being addressed. Overall land uses are compatible.
Environmental Board The Environmental Board reviewed the land use application on February 6, 2019.
Overall comments were positive. The Board recommended attention be given to the
stormwater pond infiltration, wetland buffer signs, landscape buffers and screening. Public Safety Comments
The Police Division reviewed the proposed development. With the proposed turn lanes
on Hodgson Road and CR J into the site, there does not appear to be any public safety concerns at this time. Further analysis of additional turn lanes along CR J is encouraged. The Fire Division reviewed the proposed development and has the following comments:
1. Add a hydrant to the east side of the of the driveway for the underground garage 2. Add hydrant by club house and club house parking lot (one can serve both, possibly) 3. Hydrants in close proximity to all FDC’s (main building and club house)
4. Elevators are large enough to accommodate stretchers and gurneys
Findings of Fact The following are Findings of Fact as related to the land use decisions for the Rezoning
and PUD Development Stage Plan and Preliminary Plat.
Section 1007.015 Administration: Amendments and Rezonings The property is currently zoned GB, General Business and shall be rezoned to PUD-Planned Unit Development to implement the Master Plan. Per Section 1007.015 (5), the
Planning and Zoning Board shall consider possible adverse effects of the proposed rezoning and its judgement shall be based upon, but not limited to, the following factors: (a) The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the official City
Comprehensive Plan.
The proposed Lyngblomsten development is consistent with the goals and policies of the Comprehensive Plan and the Master Planning Study-Hodgson Road & CR J.
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(b) The proposed use is or will be compatible with present and future land uses
of the area. The proposed Lyngblomsten development is compatible with the present and future land uses of the area. Existing and future land uses adjacent to the site include single family
residential homes and commercial development. The proposed development transitions
from existing low density single family homes to cottage homes to a senior living campus
consisting of independent living, assisted living and skilled nursing facilities to restaurant and commercial use.
(c) The proposed use conforms with all performance standards contained
herein. The proposed Lyngblomsten development conforms with all PUD performance standards as outlined in Section 1007.024(2) General Requirements and Standards:
1. Ownership. Lyngblomsten will be the owner of the property. 2. Comprehensive Plan Consistency. The proposed PUD shall be consistent with the City Comprehensive Plan.
The proposed Lyngblomsten development is consistent with the goals and policies of the
Comprehensive Plan and the Master Planning Study-Hodgson Road & CR J. 3. Public or Common Open Space.
The cottage home neighborhood includes 4.75 acres (75%) of landscaped common
open space that will be maintained by Lyngblomsten or an association. The overall developments pervious open space is 54%.
4. Operating and Maintenance Requirements for PUD Common Open
Space/Facilities. A Declaration of Covenants and Conditions shall be recorded against the property at the time of final plat detailing ownership and maintenance of the common open space.
5. Utilities.
Public municipal utilities (water and sanitary) will service the entire development.
6. Roadways, Private.
The cottage home neighborhood and commercial private road shall be owned and maintained by Lyngblomsten or similar entity.
7. Development Agreement.
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A Development Agreement detailing developer responsibilities and securities will be
executed with the final plat. (d) The proposed use can be accommodated with existing public services and
will not overburden the City’s service capacity.
The proposed Lyngblomsten development can be accommodated with existing public services and will not overburden the City’s service capacity. The site is ultimately served by MCES Lift Station L69 and has substantial reserve capacity to accommodate he
development in the district. The existing water supply and water distribution system can
provide adequate water volume and fire protection upon looping of the system. Section 1007.024 PUD, Planned Unit Development
Per Section 1007.024(1) Purpose and Intent, the PUD, by allowing deviation from the
strict provisions of this Ordinance related to setbacks, heights, lot area, width and depths, yards, etc., by conditional use permit or a mixture of uses by rezoning to a PUD District, is intended to encourage:
(a) A development pattern in harmony with the objectives of the Comprehensive
Plan.
The proposed Lyngblomsten development is consistent with the goals and policies of the Comprehensive Plan and the Master Planning Study-Hodgson Road & CR J.
(a) Innovations in development that address growing demands for all styles of economic expansion, greater variety in type, design, architectural standards, and siting of structures through the conservation and more efficient use of land in such developments.
The PUD allows implementation of the Master Plan’s vision to create an urban form for
the area. Buildings are pulled towards the main collector roads and away from existing
residential homes. (b) The preservation and enhancement of desirable site characteristics such as
existing vegetation, natural topography and geologic features and the prevention of soil
erosion. The existing wetland on site will not be impacted. A wetland buffer and conservation easement will provide additional protection of the natural resource.
(c) A creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. The proposed Lyngblomsten development transitions from existing low density single
family homes to cottage home to a senior living campus consisting of independent living,
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assisted living and skilled nursing facilities to restaurant and commercial use. Building
heights are tiered from single level cottage homes to two, three and then four story senior
living campus as the development progresses towards CSAH 49 (Hodgson Road) and CR J (Ash Street).
(d) An efficient use of land resulting in smaller networks of utilities and streets
thereby lowering development costs and public investments. The public road right-of-way width is the standard 60 foot wide with a 32 foot wide paved road surface. The cottage home private road is 26 feet wide and the commercial
private road is 32 feet wide but could be reduced to 26 feet. Both will be owned and
maintained by a private entity. (e) Promotion of a desirable and creative environment that might be prevented through the strict application of City zoning and subdivision regulations.
The PUD allows implementation of the Master Plan’s vision to create an urban form for
the area. Buildings are pulled towards the main collector roads and away from existing residential homes.
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. The proposed Lyngblomsten development is consistent with the goals and policies of the Comprehensive Plan and the Master Planning Study-Hodgson Road & CR J.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill policies. Lyngblomsten is consistent with infill policies. The development is within the current
Utility Staging Area 1A (2008-2015). The cost, operation and maintenance of the
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utility system is consistent with the normal costs projected by the water and sanitary
system plans. No future utility costs are proposed. (c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the requirements for level of service (LOS), as defined by the Highway Capacity
Manual.
Existing levels of service range from A to D for applicable intersections. Proposed levels of service to do not fall below D, which is acceptable.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate
water supply. Lyngblomsten will have an adequate water supply. City watermain will be extended from Woodridge Lane through a 20 foot wide utility easement obtained by the City over 255
Ash Street, 275 Ash Street and a portion of the old 49 Club. A 12” watermain extends
down the public road and 8” watermain serves the cottage homes, senior living
community and commercial areas. Utilities will be stubbed under CSAH 49 (Hodgson Road) and looped to Ravens Court.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate
waste disposal systems. Lyngblomsten will be served with an adequate waste disposal system. City sanitary sewer force main will be extended from Woodridge Lane through a 20 foot wide utility
easement obtained by the City over 255 Ash Street, 275 Ash Street and a portion of the
old 49 Club. A lift station is also required. A 4” sanitary sewer is shown to service the
area as well. The 4” sanitary sewer main shall be revised to a larger more adequately sized pipe. Utilities will be stubbed under CSAH 49 (Hodgson Road) to serve future development to the east.
SUMMARY The proposed Lyngblomsten development meets the goals, objectives and standards of the Comprehensive Plan and the Master Plan. The intersection is a major gateway into
the city and has been a high priority redevelopment area over the past 20 years. The site
has been the focus of several proposed commercial/residential development proposals. However it has proven to be a challenge for development/redevelopment due to lack of public utilities and transportation infrastructure, high neighborhood expectations and timing. The senior living community will support and catalyze future commercial
development in the area, including the restaurant planned by this developer.
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RECOMMENDATION Staff recommends approval of the rezoning, PUD Development Stage Plan/Preliminary Plat and site plan review for Lyngblomsten subject to the following conditions. The Planning & Zoning Board may choose to continue the public hearing.
The following conditions/comments shall be addressed upon submission of PUD Final Plan/Final Plat: 1. Comments from WSB City Engineer letter dated February 8, 2019 shall be
addressed.
2. Comments from the Environmental Coordinator letter dated February 8, 2019 shall be addressed. 3. Comments from the Landform Architectural Memo dated February 7, 2019 shall be addressed.
4. Comments from Public Safety Fire Division shall be addressed as noted in the
staff report. 5. Comments from Anoka County and Ramsey County shall be addressed (to be provided). 6. Design Guidelines shall be submitted with the PUD Final Plan/Final Plat.
7. A 25 foot wide conservation easement over the wetland buffer shall be recorded.
8. All plan sheets (civil, architectural, landscaping etc.) shall use the revised preliminary plat as the base map. a. All lot lines shall be consistent. For example, the preliminary plat uses a solid dark line, the civil plans use a dashed line and the landscape plan are
difficult to discern.
9. All plan sheets shall include proper revision dates. 10. All plan sheets shall be consistently signed by the appropriate engineer or architect. 11. Sheet 1, Preliminary Plat:
a. Townhome Detail shall be renamed Cottage Home Detail.
b. Detail shall include correct final cottage home building footprint. c. Outlot B may require drainage and utility easement over it for a lift station. City Engineer to review. d. The public trail along CSAH 49 (Hodgson Road) shall be contained within
the road right-of-way.
i. If not feasible, a separate trail easement shall be recorded. e. Drainage and utility easements are required along the interior of Lot 17, Block 1 and Lot 1 and Lot 2, Block 2. f. The drainage and utility easement between Lot 1 and Lot 2, Block 2 shall
be wide enough to cover the private commercial road.
g. Proposed Zoning shall be revised to PUD, Planned Unit Development. h. The Density Chart from this staff report shall replace the density chart on the plan sheet. 12. Sheets C1.20-C1.22, Site Plan and Sheets C1.23-C1.25, Geometric Plan:
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a. A 20 foot wide public trail easement is required over the public trail
extending from Woodridge Lane to the internal public road. i. This trail easement shall be drafted by the applicant and recorded. b. A minimum 8.5 foot wide trail and/or sidewalk is required from Woodridge Lane trail to CSAH 49 (Hodgson Road).
c. A minimum 20 foot setback from back of curb or sidewalk is required on
the corner side yards of Lot 16 and 18, Block 1. d. A minimum 10 feet of separation is required between all cottage homes. e. A 5 foot wide sidewalk shall extend from the main senior building around the north side of the parking lot to the internal public road.
f. A minimum 5 foot setback is required between the south wall of the senior
living complex and the sidewalk adjacent to the private commercial road. g. Joint parking facilities with driveways and cross easement shall be encouraged between the future restaurant and future commercial development.
h. The public road curb shall be a minimum of 15 feet from the east property
line of 275 Ash Street in order to preserve the existing row of pine trees. i. The public road shall intersect with CR J at a 90 degree angle. j. The Legend shall note what the striped hatch marks represent. k. Any raised medians shall be clearly noted on the plan sheet.
l. The applicant shall work with WSB to determine the best location for a
striped pedestrian crossing between the clubhouse and senior living campus. m. Proper turn lanes and medians on CSAH 49 (Hodgson Road) and CR J (Ash Street) shall be finalized with Anoka County, Ramsey County, City
of Shoreview and City of Lino Lakes and reflected on the plan sheets.
n. The restaurant outdoor patio as shown on the architectural plans shall be shown on the plan sheet. 13. Sheet L0.1, Tree Preservation Plan: a. All sheets (Tree Preservation, Site Plan, Landscape etc.) shall include the
complete 20 acre site.
b. No landscaping shall be planted within 30 foot clear vision triangles of intersections. c. The stormwater pond (HWL) and wetland buffer shall be omitted from the Basic Use Area.
d. The plan sheet shall include a legend indicating dashed circles are
preserved trees. e. The trees at the west end of the cottage home cul de sac are not shown as either preserved or within Basic Use Area. Please revise. f. Mitigation calculations and compliance shall be shown.
14. Sheet L1.0, Site Layout Plan:
a. Please differentiate between existing preserved trees and proposed new trees e.g. different line weights etc. 15. Sheet L2.0, Boulevard Trees: a. Calculations showing compliance shall be included.
b. The scale bar is not correct. Please revise.
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16. Sheet L2.1, Main Building North:
a. Trees along CSAH 49 (Hodgson Road) shall be located outside of the road right-of-way and within 30 feet of the building. b. Under Canopy Coverage Calculations, the 12 Medium trees should only have a value of 3,000 sf (12 x 250 = 3,000). More canopy coverage is
required.
c. Under Total Open Space Plantings, the Shrubs Required (Large) should be 69. 17. Sheet L2.2, Main Building South: a. A year round triangulated 6’ coniferous screen is required at the west end
of the private commercial road.
18. Sheet L2.5, Clubhouse Planting Plan: a. The landscape screen on the north end of the parking shall be extended to provide screening for the cottage house on Lot 16. b. The Black Hills Spruce at the north corner of the parking lot does not
provide canopy cover. Please replace with canopy tree.
c. Trees shall be relocated out of the 30 foot vision triangle. d. Under Canopy Coverage Calculations, the total should be 4,100. 19. Sheet L2.6, NE Greenspace: a. The trail shall be clearly shown on all plan sheets.
b. A year round triangulated 6’ coniferous screen is required on top of the
berm. c. The applicant shall confirm with Anoka County Highway Department the proposed sign is not within a clear vision triangle of the county road. 20. Sheet L2.7, SW Greenspace:
a. The Open Space Plantings calculations under Trees Provided and Shrubs
Provided are incorrect. 21. Sheet L2.8, East Townhomes: a. A year round triangulated 6’ coniferous screen is required along the north lot line adjacent to the Rohavic Oaks neighborhood.
22. Sheet L2.9, West Townhomes:
a. A year round triangulated coniferous screen is required along the north lot line adjacent to the Rohavic Oaks neighborhood. b. A year round triangulated 6’ coniferous screen is required along the west end of the cul de sac adjacent to the Woodridge neighborhood.
23. Sheet A2, Site Plan:
a. The Parking Summary data shall be corrected to be consistent with the civil site plan data. b. The garbage enclosure shall be attached to the main building or located in the low floor level.
24. Sheets A11-A14, Elevations:
a. Information and specs on the composite siding shall be provided. b. A color palette and material board shall be submitted. c. Include a building height measurement to the top of roofline and another height measurement from the roofline to the top of parapet.
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d. Revise the exterior materials data to include a chart showing percentages
with and without glass calculations in order to verify ordinance compliance. 25. Sheet A15, Clubhouse: a. Include building height measurement.
26. Sheet A16, Cottage Homes:
a. Front porch shall be a minimum of 6 feet deep. b. Rear patio shall be a minimum 10 feet x 10 feet. i. Consideration shall be given to use of a swing door into outdoor patio furniture etc.
ii. Building floor plan and footprint shall be consistent with that
shown on civil plans Cottage Home Detail. 27. Sheet A18, Garbage: a. Plan sheet shall be omitted with garbage being enclosed within main building.
ATTACHMENTS 1. Site Location and Aerial Map 2. 3D Rendering 3. Hodgson Road & CRJ Master Plan
4. WSB City Engineer letter dated February 7, 2019 5. Environmental Coordinator letter dated February 7, 2019 6. Landform Architectural Review Memo dated February 6, 2019 7. Applicant’s Narrative 8. Preliminary Plat
9. Civil Plan Set 10. Tree Preservation and Landscape Plan Set 11. Architectural Elevations and Floor Plans
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Site Location and Aerial MapLyngblomsten µLake DriveCSAH 49 (Hodgson Road)
Master Planning Study Hodgson Road & CR J City of Lino Lakes MASTER PLAN
178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM Memorandum
To: Katie Larsen, City Planner, City of Lino Lakes
From: Diane Hankee, City Engineer, City of Lino Lakes
Dane Ekdom, EIT, WSB & Associates
Date: February 7, 2019
Re: Lyngblomsten Senior Communities
Plan Review, 01/14/19 Preliminary Plat Submittal
012369-000
As requested by City Staff, WSB and Associates, Inc. has reviewed the Preliminary Plat for the
Lyngblomsten Senior Communities site in Lino Lakes, MN received on January 14, 2019. The following
documents were reviewed:
• Preliminary Construction plans received January 14, 2019.
• Preliminary Plat prepared by Loucks, revised on January 29, 2019.
• Geotechnical Evaluation Report prepared by Braun Intertec, dated May 12, 2006.
• Stormwater Management Report prepaired by AJA Inc., dated January 10, 2019.
• Wetland Delineation Report prepared by Kjoulhaug, dated August 1, 2018.
• Landscaping Plan prepared by Wold, revised January 14, 2019.
The following are our review comments that should be responded to in writing by the applicant.
Engineering
• General
The Lyngblomsten project is proposed on a 20.74 acre site at the northwest corner of the Hodgson
Road (CSAH 49) and Ash Street (CR J) intersection. The City completed a master plan of this area and
the area to the east of Hodgson in 2006. This development meets the goals of the master plan.
Comments:
1. Xcel Energy has overhead power along the east side of the site. The applicant shall
work with Xcel on a design to relocate.
2. The Civil plans have multiple layers turned on, specifically the utility sheets. The
applicant should turn off background layers.
• Grading Plan
The Lyngblomsten development is proposing grading of the entire site in one phase. This includes
protection of an existing wetland, grading a new storm water pond, and grading roadway and site pads.
1. The applicant shall call out the emergency overland flow (EOF) elevation (with a flow
arrow) on the grading plan for the proposed pond and the existing wetland. The EOF
should be 1 foot above the HWL and 3.0 feet below the lowest adjacent building
opening elevation.
2. The applicant shall call out the EOF elevations (with a flow arrows) on the grading plan
for all catch basin low points. The EOF should be 1.0-foot below the lowest adjacent
building opening elevation.
3. Building low floor elevations should be shown on the grading plan sheets.
4. The applicant should label the 10:1 safety bench on the proposed pond.
Ms. Katie Larsen
02/07/2019
Page 2
Lyngblomsten Preliminary Plat Engineering Review
5. The applicant should provide proposed centerline street grades (either grading sheets, or in
profile on street plan sheet).
6. The SWPPP is being reviewed by the City’s Environmental Coordinator; below are our
preliminary comments:
a. The applicant should provide silt fence around the existing wetland.
b. The applicant should provide silt fence along the project perimeter adjacent to Hodgson
Road.
7. The applicant should provide and label a maintenance access route to the outlet control
structure. The access should be a minimum of 10-feet wide, 8.0% longitudinal slope, and
2.0% cross slope.
8. The applicant should include riprap at storm sewer outfalls. The City’s standard detail for Rip
Rap at outlets should be included in the plans.
9. The applicant should review the rear yard drainage of Lots 6-8. The current plan shows
drainage onto private property. Proposed surface drainage needs to be directed westerly
towards Wetland 1.
10. The applicant shall review the grades between Hodgson Road and the berms at the end of
the private cul de sac. It appears that drainage is trapped in that area.
11. The minimum allowable grade across turf areas and drainage swales is 2%.
12. The grading plan needs to be adjusted at the southwest existing retaining wall.
• Stormwater Management
The Lyngblomsten development is 20.74 acres in size, with an existing impervious area of
approximately 2 acres. Majority of the site runoff is towards the west where there is an 24 inch
diameter pipe outlet and to the existing wetland on site. The proposed impervious area is
approximately 9.5 acres. There is a proposed pond located in the middle and east side of the site. The
City adopts Rice Creek Watershed District’s (RCWD) rules for water quality and quantity requirements.
The applicant is proposing a stormwater reuse system that will be further reviewed with the final
design. Below are the comments relating to stormwater management:
1. The applicant is not showing the existing impervious on Outlot C in the drainage
calculations and if it is the intent to redevelop with this area being impervious the
applicant would need to revise the proposed drainage map, HydroCAD model and water
quality calculations to include this area. Otherwise in the future this area will be required
to meet RCWD rule C and City stormwater requirements.
2. In the Stormwater report, the applicant should include a summary table of the HWLs (2,
10, and 100-year) for the wetland (both existing and proposed) and in the proposed
pond. Indicate on the summery the lowest adjacent building opening elevation.
a. The applicant shall also verify free board requirements are met.
3. It is not clear on the plans where the Porous Baffle Basin and Floating Head Skimmer
are proposed. The applicant shall submit additional information for review.
4. In the plan and modeling, the applicant shall update the NWL of the pond to be at, or
above, the elevation of 897.0. This is the conservative estimated seasonal ground water
elevation provided by Braun in the Geotechnical Report.
a. The applicant shall also verify all HWL and freeboard requirements are still met.
5. The City’s standard outlet control structure shall be used without a Fluidic-AMP
Hydrobrake. The HydroCAD model shall reflect this.
6. In the HydroCAD models,
a. The applicant shall use a MSE3 rainfall distribution instead of the Type II.
b. In the HydroCAD model the applicant shall not include infiltration. The
HydroCAD model is for flood modeling verses water quality. Water quality is
calculated separately.
c. The applicant shall update all HydroCAD results and HWL elevations on the
plan.
We anticipate that the modifications required to meet City standards for to the
HydroCAD model and site design will increase the flood storage required for the site.
Ms. Katie Larsen
02/07/2019
Page 3
Lyngblomsten Preliminary Plat Engineering Review
7. The applicant shall update the water quality section based on our attached redlines. At
the time of this review, no water quality design changes need to be made. The redlines
are intended to clarify the design and the requirements.
a. The water quality design may need to be adjusted based on other comments in
this review.
b. The dead storage volume should account for the entire site. The pond needs to
over-treat the areas being directed to the pond to compensate for the areas
leaving the site without treatment.
8. The Water Reuse system will be supplemented by municipal water in low conditions:
a. The applicant shall provide calculations demonstrating the amount of infiltration
provided.
b. Provide an elevation (below the NWL) that the irrigation system will need to
switch to City water during dry periods.
c. With the final design additional detail will be required and reviewed.
9. All storm sewer pipes that will be maintained by the City shall be concrete pipes per City
standard specifications.
10. All storm sewer pipes that will be maintained by the City shall have a minimum diameter
of 15”.
11. The plan set shall show the storm sewer plan view and easement lines on the same
page. This will allow the City to verify all storm and utility easements are correct.
12. In the Storm Sewer Pipe Sizing spreadsheet, the applicant shall include the Hydrology
input values (area, C values, time of concentrations, intensities).
13. The applicant shall verify the manhole sizes/storm sewer layout for:
a. CB 037, tight angle, consider storm sewer realignment.
b. CB 004, tight angle, larger structure needed.
c. CB 001, tight angle, larger structure needed.
d. CB 101, tight angle, larger structure needed.
e. CB 011, tight angle, larger structure needed.
f. CB 013, tight angle, consider storm sewer realignment.
g. CB 008, tight angle, larger structure needed.
h. Additional CB’s required between CB 1 & 2 at the road bend.
14. On Sheet C1.51, in section D of the “General Construction Sequence”, the applicant
shall add the following note prior to note 3 “Locally Strip topsoil…”
a. “Prior to site disturbance, construct a construction detention pond (in the
location of the proposed pond) to help treat soil runoff during construction.”
15. On Sheet C1.51, in section D of the “General Construction Sequence”, the applicant
shall add the following note prior to note 11 “Complete stabilization of the…”
a. “Prior to final stabilization, verify the proposed pond is constructed to final
grade. Clean out any accumulated deposited sediments during construction.”
16. On Sheet C1.51, in section G of the “General Construction Sequence”, the applicant
shall add the following note.
a. “Street Sweeping (with a pickup broom only) will be provided as needed or at
the direction of the owner/engineer.”
17. On Sheet C1.51, the applicant shall include erosion control blanket on the pond slopes
above the NWL.
18. On Sheet C1.51, the applicant shall include erosion control blanket on all back-yard
swales and 50’ around all back-yard catch basins.
19. At the 24 inch diameter westerly pipe outlet we recommend connected the pond outlet
to the existing pipe via a manhole with and open grate.
• Water Supply
The proposed site is currently not served by municipal water and on site wells shall be abandon per
MDH. This area of the City, Woodridge Estates, is currently a low pressure area. The City’s
Comprehensive Plan and water system model identifies the need for a 12-inch diameter trunk
watermain to be looped through the Lyngblomsten development site to serve the fire flow needs for
Ms. Katie Larsen
02/07/2019
Page 4
Lyngblomsten Preliminary Plat Engineering Review
the site, and to improve flow within this area of Lino Lakes. The Lyngblomsten site will also have an 8-
inch diameter watermain and service lines throughout the site.
Comments:
1. The applicant shall loop an 8 inch diameter watermain between the north and south
access along the east side of the site, adjacent to Hodgson.
2. The applicant shall loop the 12-inch diameter trunk watermain from the north access to
the Raven’s Hollow development. This section of trunk watermain can be installed by
the developer and reimbursed by the City, or the developer can petition the City to
complete the improvement. Offsite easements maybe required for this work.
3. Public watermain shall be Ductile Iron Pipe (DIP).
4. Watermain fittings shall be compact AWWA C153 fittings.
5. Hydrant spacing shall be 200-feet (linear) max. The applicant shall provide detail or a
figure of current hydrant spacing & coverage.
6. The applicant shall note that services Type K copper pipe from the main to the curb
stop.
7. The applicant shall provide a profile views of the proposed watermain in the construction
plans.
8. The applicant shall note the water connection location on the southwest end of the site
will be adjusted as the City finalizes the construction plans for this project.
9. The watermains shall be extended to the east side of Hodgson Road at both the north
and south access roads.
10. The City’s water model has accounted for the proposed land use. However, to verify the
water supply the applicant should submit their required fire flow for each structure
they’re proposing for model verification.
• Sanitary Sewer
The project site is currently not served by municipal sanitary sewer. The City of Lino Lakes is
working on a trunk sanitary sewer project including a Lift Station and forcemain to serve
approximately 60 acres. This service area includes the Lyngblomsten site and an unserviced area
east of Hodgson Road. The Lyngblomsten project proposes serving the development with municipal
sanitary sewer and services extended to each lot.
Comments:
1. Public sanitary sewer shall be PVC pipe, and SDR 35 or SDR 26 depending on depth of
pipe.
2. Sanitary sewer services shall be PVC sch. 40 pipe.
3. The applicant shall update the minimum sanitary sewer sizes to 8-inch diameter PVC
pipe. Service minimum size is 4-inch diameter.
4. The applicant shall note that sanitary sewer lines and invert elevations will need to be at
max depth for future utility extension to the east of Hodgson Road.
5. The applicant shall note the sewer connection location at the lift station will need to be
adjust as the City finalizes the construction plans for this project.
6. The sewer shall be extended to the east side of Hodgson Road at both the north and
south access points.
7. The applicant shall provide profile views of the proposed sanitary sewer in the
construction plans.
8. The applicant shall note that service pipe slopes shall be 2.0% minimum.
• Transportation
The existing site includes a single family home on the center large parcel and two commercial
buildings on the south end of the project. There was also a restaurant on the corner of Hodgson
Road and CR J that has been removed. The applicant is proposing to remove existing site accesses
from county roads, and off Hodgson Road construct a full access on the north end of the site and a
Ms. Katie Larsen
02/07/2019
Page 5
Lyngblomsten Preliminary Plat Engineering Review
right in/out access at the midpoint of the site. They are also proposing a right in/out access off of CR
J.
1. The traffic analysis review memo dated February 6, 2019 is attached.
2. The applicant shall adjust the southern entrance and road alignment at County Road J.
The entrance shall be adjusted to the east to meet a 15 foot setback between the
property line and curb line. The applicant shall protect the existing trees and retaining
wall along the west side of the proposed entrance. This access alignment shall intersect
CR J at a 90 degree angle for 100 feet, versus the skewed angle it is currently at.
3. The applicant shall revise the road width dimension to be 32 feet from face of curb to
face of curb to match the City’s standard roadway. The roadway detail GEN – 2 on
sheet C2.12 shall be replaced with GEN – 1 with a note on the detail and on the site
plan that the curb on the public roadway shall be B618.
4. The private road between the senior living and the restaurant can be reduced in width to
26 feet, similar to the private road serving the townhomes, provided there is adequate
parking for the restaurant and senior living facilities, and there will be no parking allowed
on this roadway.
5. We do not recommend striped pedestrian crossing for this development. This item can
be re-evaluated in the future if needed.
6. Depending on the use of the commercial building on Outlot C, the City may consider a
connection between the restaurant and commercial building parking lots.
7. The location of the trail along Hodgson Road will be reviewed once Anoka County has
provided their review and the Hodgson Road turn lanes are laid out correctly.
8. The trail intersections with roadways shall be at 90 degrees/ perpendicular to the roadway.
Specifically at the private roadway cul du sac.
9. The applicant shall include detail GEN – 25 and note the private utility trench is located
beyond the right of way line to provide and 8-10 foot wide boulevard for tree plantings.
10. The applicant shall include detail GEN – 23 and note the sign is to include the City’s Logo.
11. Remove detail GEN – 7. The City does not install valley gutters on new roadways. This detail
is for reconstruction.
• Wetlands and Mitigation Plan
There is one wetland located on the site. It was delineated by Kjolhaug Environmental on 06/11/18.
The Technical Evaluation Panel approved the wetland delineation on 10/3/18.
Comments:
1. In the preliminary plat, expand the drainage and utility easement to include the 25-foot
buffer.
2. The applicant shall replace detail GEN – 22 with the current version.
• Landscaping
The comments below address engineering related items associated with the landscaping plan. The
City’s Environmental Coordinator will be submitting a landscape plan review.
Comments:
1. The City’s ordinance requires a 30 foot clear zone at intersections. In addition the applicant
shall provide a clear (no vegetation or other) triangular sight line of 100 feet at intersections
with County roadways.
2. The applicant shall adjust proposed tree locations to accommodate a maintenance access
route to the pond overflow structure.
3. The applicant shall include detail GEN – 25 and note the private utility trench is located
beyond the right of way line to provide and 8-10 foot boulevard for tree plantings.
Ms. Katie Larsen
02/07/2019
Page 6
Lyngblomsten Preliminary Plat Engineering Review
• Geotechnical
A geotechnical report was completed by Braun Intertec for the proposed Lyngblomsten development.
Below are the comments based on the geotechnical report:
1. The applicant shall note that additional geotechnical data as recommended in the Braun
report dated May 12, 2006. New data will also provide an updated groundwater elevation
need for surfacewater management designs.
2. The applicant shall note that dewatering is likely for installation of the sanitary sewer.
3. The geotech report from 2006 recommends a pond liner, this will be reviewed as part of the
surfacewater management.
• Floodplain
Floodplain is not present on this site.
• Drainage and Utility Easements
Comments:
1. The applicant shall note, the City requires a 10-foot drainage & utility easement beyond the
High Water Level of the pond.
2. Outlot B is where the City’s sanitary lift station is planned. If Outlot B is privately owned, it
shall have a drainage & utility easement over it.
3. The plat shall show the 10 foot drainage & utility easements along the parcels lines.
Specifically the public road where the private utility trench will be located to accommodate
adequate boulevard space for trees GEN - 25.
4. The plat lines so not match the City’s. The City uses the County coordinates. The applicant
shall review and revise.
5. The private road/south access shall have a drainage & utility easement over the
roadway for the public utilities. This width shall be a minimum of 30 feet and centered
on the road/utilities.
6. The plan set shall show the storm sewer plan view and easement lines on the same
page. This will allow the City to verify all storm and utility easements are correct.
• Development Agreement
A development agreement is required with the final plat.
• Grading Agreement
Not applicable at this time.
• Stormwater Maintenance Agreement
A stormwater maintenance declaration will be required with the final plat.
• Permits Required
1. City of Lino Lakes Zoning Permit for grading
2. NPDES General Construction Permit
3. MDH Watermain Extension Permit
4. MPCA Sanitary Sewer Extension Permit
5. RCWD Permit
6. Anoka County and Ramsey County Access and Right of Way Permits
Ms. Katie Larsen
02/07/2019
Page 7
Lyngblomsten Preliminary Plat Engineering Review
If you or the applicant have any questions regarding these comments, please contact Diane Hankee at
(651) 982-2430 or dhankee@linolakes.us. You may also contact Dane Ekdom at (763) 762-2815 or
dekdom@wsbeng.com.
Dead Storage Calculations
MPCA Requirements:
Minimum Dead Storage Volume Required
1800 cubic feet per acre draining to the basin
On-site area draining to basin = 16.123 acres
Off-site area draining to basin = 0.000 acres
Total acres draining to basin = 5.573 acres
req'd acres vol req'd
1800 * 5.573 10031.4
NWL = 894.5
From HydroCAD stage storage, volume below elevation
894.5 =
2.109 > 0.230
Storage provided > Min Storage, design is OK
Water Quality Volume RequiredExisting Impervious = 1.926 acres
Proposed Impervious = 9.611 acresAdded Impervious 7.685 acres
Required Volume = 1.1" * added impervious
TP Factor = 0.500Required Volume = 1.409 acre feet
Volume @ NWL = 2.109 Acre FeetWater Quality Volume = 3.518 Acre Feet
2.11 > 1.41
Storage provided > Min Storage, design is OK
Elevation at water quality volume = 896.90
Surface Area at Elev 896.90 = 0.685 acresFrom HydroCAD, flow at elevation 896.90 = 1.510 cfs
Max outflow = 5.66 cfs per acre of surface acre of pond:
Max outflow = 3.877 cfs
1.51 < 3.88
Outflow < max outflow, design is OK
NURP Dead Storage Requirements
Volume provided in pond shall be greater than or equal runoff from a 2.5 inch event
Volume from 2.5" event - HydroCAD:1.583 acre feet
Volume provided at pond:2.109 acre feet
2.109 > 1.583
Storage provided > Min Storage, design is OK
DEAD STORAGE CALCULATIONS
acre-ft equiv.
0.230
2.109 acre feet
701 XENIA AVENUE S | SUITE 300 | MINNEAPOLIS, MN | 55416 | 763.541.4800 | WSBENG.COM Memorandum
To: Katie Larsen, City Planner
City of Lino Lakes
Copy: Michael Grochala, Community Development Director
Diane Hankee, City Engineer PE
City of Lino Lakes
From: Chuck Rickart, PE, PTOE, Traffic Engineer
WSB
Date: February 6, 2019
Re: Lyngblomsten Senior Living Transportation Review
Lino Lakes, Minnesota
WSB Project No.
As requested, we have reviewed the following documents submitted to the City for the
Lyngblomsten Senior Living facility planned to be located in the northwest quadrant of County Road J and Hodgson Road:
• Updated Traffic Impact Study (January 15, 2019);
• Update to Traffic Response to Anoka County Comments (January 16, 2019);
• Updated Site Plan and Geometric Plan, and;
• Response to comments (February 6, 2019). The development is proposed to include:198 assisted living and memory care units; 20 senior townhomes, and; future medical office. Access to the site is planned at three driveways: a full movement access on Hodgson Road approximately 1000 feet north of CR J; a right-in/right-out on Hodgson Road approximately 440 feet north of CR J, and; a right-in/right-out on CR J approximately 300 feet west of Hodgson Road. It is assumed at this time that at each of the site access locations right turn lanes and/or left turn lanes will be provided as shown on the concept site plan provided. Based on the Traffic Studies and additional data provided by the developer the site traffic impacts were evaluated based on the City’s Zoning Code. The Code is based on overall intersection level of service (LOS) as follows:
• If LOS is currently at A or B the addition of the development will not degrade more than one grade
• If LOS is currently at C or D the addition of the development will not change the LOS
• If LOS is currently at E or F the addition of the development must be improved to a LOS D or better. In order to determine if the proposed development meets the City Code, the level of service (LOS) for the AM peak hour and PM peak hour were evaluated at the adjacent impacted intersections. The LOS for the existing conditions was compared to the build condition with no improvements (other than those required at each new site access). If the LOS is degraded by more than a letter grade an analysis of what additional improvements could be to improve the LOS was conducted.
Lyngblomsten Senior Living Transportation Review February 6, 2019 Page 2
Table 1 below shows a summary of the LOS for each impacted intersection. The results of the comparison show that all intersections meet the City Code requirements based on the overall intersection LOS. In addition, the movement LOS was also reviewed, and it was determined that all intersections have acceptable movement LOS (LOS D or better) except at the County Road J and Hodgson
Road intersection during the PM peak hour. For that condition the movement LOS is anticipated to degrades from LOS D to LOS E, from existing conditions to the Build conditions with no improvements.
Table 1 - Impacted Intersection Level of Service Comparison
Intersection
Existing Build
(No Improvements)
Build
(Mitigated
Improvements)
AM
Peak
PM
Peak AM Peak PM
Peak
AM
Peak
PM
Peak
Co Rd J at Woodbridge Ln A (C) A (C) A (C) A (C) na na
Co Rd J at St. Albans St A (C) A (C) A (C) A (C) na na
Co Rd J at Hodgson Rd C (D) D (D) C (D) D (E) C (D) D (D)
Hodgson Rd at Rohavic Ln A (B) A (C) A (B) A (C) na na
A = Overall LOS, (C) = Worst movement LOS
The mitigation analysis determined that by providing a southbound right turn lane on Hodgson
Road from the new site access right-in/right-out to County Road J would improve the movement LOS to a D. In addition, the land use and the associated trip generation of the future south lot of the
development has been questioned. The current site plan shows a 12,000sf commercial building. The existing traffic study assumed the building as 100% medical office. The other option for land
use is that the building is used as retail space. Table 2 below shows the AM and PM peak hour traffic generation comparison of the site being 100% medical office vs 100% retail.
Table 2 – Traffic Generation Comparison
As indicated in the table the retail use would have significantly less traffic generated in the AM
peak hour and similar traffic generation during the PM peak hour. Based on this conclusion the assumption of using medical office for the traffic analysis provides the worst-case condition for
potential impacts from the site.
Use AM Peak Hour PM Peak Hour
Medical Office 33 41
Retail 11 43
Page 1
Memo
To: Katie Larsen
From: Marty Asleson
Date: February 7, 2019
Re: Environmental Board Comments/February 6, 2019/ Lyngblomsten /
Preliminary Plat Review
Environmental has the following comments about the Lyngblomsten Preliminary plat
in their review at the February 6, 2019 Environmental Board Meeting:
• The pond should be evaluated by our City Engineers to determine if the pond configuration as NURP is valid.
• Pond outlet pipe needs to be evaluated by our City Engineers so that back
yard runoff is captured into the drainage through a closed pipe system
• A liner for the pond should be evaluated for retaining water for irrigation
purposes and preventing lateral water movement after storm events.
• Irrigation design should consider a valve to shut off native prairie areas if water gets low in the pond.
• A maintenance agreement should be submitted for the pond
• A 25 foot wetland buffer should be established.
• Wetland buffer signs should be placed around the wetland buffer.
• Prairie area plantings should be a lower profile seed mix with enhanced forbs
added.
• Flower gardens should be designed into the” Commons Area”.
• A screening plan must be submitted for the north property line.
• Trees designed into the County road ROW must be moved off of the ROW.
• Trees designed under or near the power wires must conform to mature height
distance from the wires standards established by the power company.
• Applicant must have an NPDES permit.
• Applicant must have a designated inspector for erosion control who is certified
in erosion control from the State of Minnesota.
Environmental
Page 2
• All erosion control inspections and corrections for non-compliance issues
must be sent to the City of Lino Lakes no later than the next business day
• A concrete washout area and plan must be shown on the plan sheets.
• No soil should be imported to the site without approval from the City Engineer.
• The developer must escrow enough money to plant one tree on each frontage
boulevard.
• All sod and shrub plantings must be irrigated.
Landform®, SensiblyGreen® and Site to Finish® are registered service marks of Landform Professional Services, LLC. 1
DATE February 6, 2019
FROM Kendra Lindahl, AICP
TO Katie Larsen
CC Mike Grochala
RE Lyngblomsten Architecture
Lyngblomsten has submitted an application for approval of a preliminary plat, site plan, conditional use permit and Planned Unit Development (PUD) development stage plan. The project includes a large complex with 100 independent living units, 50 assisted living units, 48 skilled nursing units, 20 detached cottage units and a club house. The site plan also shows a 6,000 square foot restaurant in Phase 2 and a commercial building on the property to the south (at the NW corner of Hodgson and County Road J) in Phase 3, but no details have been provided for future phases. We have reviewed the architecture of the proposed residential buildings for compliance with the Hodgson Road & County Road J Master Planning Study (dated February 12, 2007) and the standards in the Zoning Ordinance. A higher level of architectural treatment is expected on the buildings for this development because it will be developed as a PUD consistent with the Master Plan. The applicant took City feedback from the concept plan stage, which encouraged them to explore architectural treatments that incorporate a greater variety of materials, building articulation, and colors so that the different buildings within the development are compatible but have some variety. We find that this plan does respond to the City’s direction. The applicant has designed the site to transition from the 1 ½ story villa units on the west to the apartment complex on the east side of the site. The apartment complex steps from a 2-story to a 3-story to a 4-story component as it moves from west to east. This provides a nice transition from the single family homes on the east to Hodgson Road on the west. Siting the building near Hodgson creates an urban edge along Hodgson as envisioned by the Master Plan. The articulation provided by the building footprint, which was designed to avoid a flat elevation along Hodgson, helps to break up the massing along the street. The building is pushed toward Hodgson to increase the separation from the homes to the west. Cottages The cottages are 1 ½ story building height but offer single level living. The cottage neighborhood, which is a single family detached product, was reviewed against the Two-Family construction standards and the R-2 district standards because they have higher standards than the Single Family construction standards and the R-1 district. The R-2 district is “intended to provide a residential atmosphere for those persons desiring a single family neighborhood with a suburban density.“ When projects are developed as a PUD, we use an existing zoning district as a starting point for reviewing the PUD and ensuring high quality development. The Zoning Ordinance allows single family homes to be 35 feet in height and building height is defined as follows: The vertical distance above a reference datum measured to the highest point of the coping of a flat roof or to the deck line of a mansard roof or to the average height of the highest gable of a pitched or hipped roof. The reference datum shall be selected by either of the following, whichever yields a greater height of building: (a) The elevation of the highest adjoining sidewalk or ground surface within a five (5) foot horizontal distance of the exterior wall of the building when such sidewalk or ground surface is not more than ten (10) feet above lowest grade.
Memorandum
105 South Fifth
Avenue
Suite 513
Minneapolis, MN 55401
Tel: 612-252-9070
Fax: 612-252-9077
www.landform.net
MEMORANDUM 2
b) An elevation ten (10) feet higher than the lowest grade when the sidewalk or ground surface described in Item 1 above is more than ten (10) feet above lowest grade. The height of a stepped or terraced building is the maximum height of any segment of the building. Height limits do not apply to parapet walls extending not more than four (4) feet above the limiting height of the building (Section 1007.043(3) of the Zoning Ordinance) The plans submitted by the architect show a building dimension of 24 feet from grade to the peak of the roof, however, the actual building height as defined by the building code is 18 feet. The cottages are well below the allowed building height. The cottages have a mix of stone/masonry and composite siding. The applicant indicates that the total building material mix is 23% stone/masonry, 65% composite siding and 12% glass. The Zoning Ordinance requires that a minimum of 25% of each building face be brick, stucco or stone and that calculation shall not include the area devoted to windows, entrance doors, garage doors or roof areas. It appears that the elevations comply with these standards, but we recommend attaching a condition that the calculations be revised as required by the Zoning Ordinance to ensure compliance. The buildings were designed to provide this mix of materials on all four elevations with the stone base and siding providing “four-sided architecture” as required by the Master Plan. Staff recommends that applicant provide materials sample for all structures in the project to ensure compliance with the quality envisioned by the City. The ordinance requires an 18-inch roof overhang, but there is not enough detail provided to determine compliance. This should be a condition of approval. Each cottage includes a two-car garage, which complies with R-2 district standards. The R-2 district discourages garages from protruding forward of the front wall of the house and these cottages comply. Section 1007.043 of the Zoning Ordinance requires a storm shelter when dwelling units are constructed slab on-grade like the cottages. “The provisions shall be made to provide for storm protection either internally to the unit or in a separate storm shelter structure. Compliance with this requirement shall be based upon Federal Emergency Management Agency (FEMA) guidelines and standards which are on file with the City Building Official.” While it appears that the apartment complex could provide a storm shelter for the community, it was not clearly identified on the plans and should be included as a condition of approval. Club House The club house height is not dimensioned on the plans, but the 1 ½ story structure is a similar height to the cottages and complies with ordinance standards. We reviewed the building based on the residential standards used for the cottages and found that the building appears to comply; however, the Zoning Ordinance requires that a minimum of 25% of each building face be brick, stucco or stone and that calculation shall not include the area devoted to windows, entrance doors, garage doors or roof areas. It appears that the elevations generally comply with these standards, except the north elevation (elevation 4). We recommend attaching a condition that the calculations be revised as required by the Zoning Ordinance to ensure compliance. As this is part of a PUD, the City could review the final calculations and could grant PUD flexibility from these standards if the purpose and intent of the ordinance is met. The architecture of the building departs from the design of the other buildings in the complex in terms of architectural style. The unique roofline will make it easier to identify the building as a club house rather than a private home. The building has a mix of stone/masonry, metal siding, composite siding and glass on all four elevations. Senior Living Complex The senior living complex is a mix of 2-, 3- and 4-story wings. The Senior living complex was reviewed against the Multiple Family construction standards and the R-4 district, which is intended to “provide setting for multiple family housing in areas that have good thoroughfare access, have proper relationship to other uses, and are accessible to major activity centers, recreation areas and shopping areas.”
MEMORANDUM 3
When measuring building height, the Zoning Ordinance states that “No building shall be erected or structurally altered to exceed forty-five (45) feet in height—or, for a multiple dwelling building, the greater of four (4) stories or forty-five (45) feet—except as allowed by §1007.043 (3).” At the tallest point in the Independent Living wing, the building height is four stories. The four-story building complies with the ordinance requirements and is 43 feet high, with the parapet there are elements at up to 48 feet high. While the 5-foot parapet is above the height of parapet that is exempted from the height definition, staff notes that the building could be up 45 feet high with a 4-foot parapet (49 feet) and the proposed building height is less than that allowed by ordinance. The building has a mix of stone/masonry, metal siding, composite siding and glass on all four elevations. The apartment complex pulls together the different design elements from both the cottages and the club house to create a neighborhood that is cohesive and well designed. The Zoning Ordinance requires that a minimum of 33% of each building face be brick, stucco or stone and that calculation shall not include the area devoted to windows, entrance doors, garage doors or roof areas. It appears that the elevations comply with these standards, but we recommend attaching a condition that the calculations be revised as required by the Zoning Ordinance to ensure compliance. The building was designed to provide this mix of materials on all four elevations to provide “four-sided architecture” as required by the Master Plan. The mix of materials with vertical elements of varying heights creates and interesting streetscape. The footprint of the building has a number of jogs and the varying heights of the different wings all help to reduce the mass of the building and provide good transitions within the development and the neighborhood. Commercial No architectural details were provided for the restaurant or commercial buildings in Phase 2 and 3 of the project. The PUD should include development standards consistent with the Master Plan. Final design details could be approved when development is proposed. Summary The proposed development is consistent with the architectural standards envisioned by the Master Plan and does comply with the height and building material standards in the Zoning Ordinance. The applicant has worked to respond to the city feedback and create a quality development for this gateway to the city.
January 14, 2019
NARRATIVE
The Site:
The property is nestled in the northwest quadrant at Hodgson Road and County Road J in
Lino Lakes, Minnesota. This intersection is an important gateway into Lino Lakes with the
current appearance of this location in need of improvement. The hard corner is 2+ acres of
vacant land with two older structures to the north that house an insurance business and a
vacant liquor store. Immediately north of those buildings is a 17.18-acre site that is mostly
wooded with an old single family house situated on the property. Property on the east side
of Hodgson Road is dominated by parking lots and automobile facilities with a rock garden
to the north of the automotive uses.
Lyngblomsten proposes to purchase approximately 17.18 acres on the northwest quadrant
of the property owned by R.L. Co., LLC located at 6075 Hodgson Road in Lino Lakes,
Minnesota, for the purpose of developing a senior living community and facilitating the
development of a stand-alone restaurant. The vision is to create a vibrant continuum-of-
care campus offering up to a total of 198 units comprised of a mix of independent living,
assisted living, and memory care/enhanced care suites/skill nursing care plus
complementary campus amenities and 20 stand along senior living townhomes.
Lyngblomsten has the 2+ acres of land on the hard corner under contract and will look for
users and developers to work with on a commercial development.
The Project:
In alignment with the mission of Lyngblomsten and the demand for more senior housing in
the area, Lyngblomsten seeks to create a second campus offering a full continuum of
services for older adults. The majority of units would be independent and assisted living
for those age 55+. The market-rate units are planned to be mid-range in price, amenities,
and size (variety of 1- and 2-bedroom units), with a goal of serving people from a variety of
income levels. Overall, like we’ve done on our Como Park campus (St. Paul), Lyngblomsten
seeks to create a comfortable Christian home for older adults of all faiths and cultures that
is welcoming, creates community, values individual preferences, and promotes dignity.
Not only will this development address the shortage of senior housing in the area, but for
those wishing to continue living in their existing homes, services through 2nd Half with
Lyngblomsten that would be part of the Lino Lakes campus can help support their decision
to remain and their needs associated with that decision.
The preliminary plan for the site positions the restaurant building on the southern edge of
the site with the main senior housing building immediately north of the restaurant.
Townhomes will be built to the north and west of the main building providing lower
density and building heights adjacent to the single-family neighborhoods. The townhomes
are setback from adjacent single family homes and existing wetlands to preserve a
significant amount of the site’s mature trees and natural beauty of the site as shown on the
site plan. Underground parking spaces would be provided to accommodate the parking
needs of the residents in the independent living units. Parking for guests and staff would
be provided via a new surface lot, positioned in the middle of the site and buffered to
Hodgson Road by the main building and to the neighborhood by the townhome
development. Vehicular access to the property would be from a new entrance off of
Hodgson Road where a new public street is anticipated to connect to Hodgson Road and
County Road J.
The proposed development is anticipated to provide:
· A continuum-of-care building that includes a Life Enrichment Center (2nd Half with
Lyngblomsten), Independent Senior Housing, Assisted Living, Memory Care, Short-
term Transitional Care, and Enhanced Care Suites or Long-Term Skilled Nursing
Care. The apartments would be a combination of one- and two-bedroom units.
· Courtyards and balconies will afford fresh air, nice views, and enjoyment of the
outdoors
· Main floor town center offering amenities such as bistro style or fine dining, a pub, a
cinema, a chapel, a fitness center and a gift shop.
· Planned events and activities, including concerts with professional local musicians
· Heated underground parking for tenants
· Surface-level parking lot for visitors and staff
· Vehicular entrance from Hodgson Road
· Professionally landscaped grounds; outdoor spaces for tenants and visitors to enjoy
· Possible shuttle service to Lyngblomsten’s Como Park campus for additional
amenities—concerts, art classes, etc.
· Walking and bike paths inviting pedestrian access to connect to existing city trail on
Woodridge Lane and providing access to sidewalks along Hodgson Road. This will
also connect neighborhood to local commercial amenities.
· Professional on-site management and service coordination staff
· Articulated architecture on all facades of the building (four sided architecture).
Vertical elements that could include notched setbacks, projecting bays, changes in
height to break up the façade, change in materials and color, and elements that
provide focal features.
· Senior housing will serve as a considerable employment center in addition to a
residential facility. Commercial development will also serve as an employment
center.
· The development plan will provide enough housing units to provide customers for
the future commercial development which functions as a catalyst for redevelopment
of the adjacent properties.
· Minimize the impacts to the wetlands and preserving tree coverage on the site.
· The proposed building density and massing provides an effective transition from
the lower profile townhomes, adjacent to residential, to larger, higher density uses
to the south and east along Hodgson Road.
The Team:
Developer: Lyngblomsten
Development Consultant Grand Real Estate Advisors
Architect & Engineer: Wold Architects and Engineers
Surveyor: Loucks
Attorney: Hoagland Law, PLLC
Project Timeline:
Entitlements 03/30/2019
Close on Land Acquisition 04/15/2019
Permit Application 09/01/2019
Construction Commencement 11/01/2019
Construction Completion 02/01/2021
LOUCKS
W:\2018\18268\CADD DATA\SURVEY\_dwg Sheet Files\S18268-PrePlatPlotted: 01 /29 / 2019 9:7 AM7200 Hemlock Lane, Suite 300
Maple Grove, MN 55369
763.424.5505
www.loucksinc.com
PLANNING
CIVIL ENGINEERING
LAND SURVEYING
LANDSCAPE ARCHITECTURE
ENVIRONMENTAL
SUBMITTAL/REVISIONS
PROFESSIONAL SIGNATURE
QUALITY CONTROL
CADD files prepared by the Consultant for this project are
instruments of the Consultant professional services for use solely
with respect to this project. These CADD files shall not be used
on other projects, for additions to this project, or for completion
of this project by others without written approval by the
Consultant. With the Consultant's approval, others may be
permitted to obtain copies of the CADD drawing files for
information and reference only. All intentional or unintentional
revisions, additions, or deletions to these CADD files shall be
made at the full risk of that party making such revisions, additions
or deletions and that party shall hold harmless and indemnify the
Consultant from any & all responsibilities, claims, and liabilities.
CADD QUALIFICATION
LYNGBLOMSTEN
6075 HODGSON ROAD
LINO LAKES, MN
LYNGBLOMSTEN
1415 ALMOND AVE
ST. PAUL, MN 55108
SURVEY LEGEND
SPOT ELEVATION
GATE VALVE
SIGN
LIGHT POLE
SANITARY MANHOLE
POWER POLE
HYDRANT
STORM MANHOLE
CATCH BASIN
CONTOUR
CONCRETE CURB
STORM SEWER
SANITARY SEWER
UNDERGROUND FIBER OPTIC
BARBED WIRE FENCE
WATERMAIN
CHAIN LINK FENCE
UNDERGROUND ELECTRIC
CONCRETE
A/C UNIT
TELEPHONE PEDESTAL
ELECTRIC MANHOLE
TELEPHONE MANHOLE
ELECTRIC METER
GAS METER
HAND HOLE
UNDERGROUND TELEPHONE
UNDERGROUND GAS
GUY WIRE
CULVERT
TRAFFIC SIGNAL
MAILBOX
GUARD POST CONIFEROUS TREE
DECIDUOUS TREE
OVERHEAD UTILITY
WOOD FENCE
WELL
WETLAND FLAG
ELEV @ THRESHOLDTHSD
ROOF DRAINRD
N
SCALE IN FEET
0 50 100
10/03/18 SURVEY ISSUED
10/04/18 REVISED SURVEY
10/17/18 REVISED PER COMMENTS
10/19/18 ADDED ADJ. EASEMENT
01/09/19 UPDATED SURVEY
01/10/19 UPDATED SURVEY
01/12/19 REVISED PER COMMENTS
01/29/19 REVISED PER COMMENTS
License No.
Date
I hereby certify that this survey, plan or report was
prepared by me or under my direct supervision and that
I am a duly Licensed Land Surveyor under the laws of
the State of
VICINITY MAP
Field Crew
Henry D. Nelson - PLS
17255
Project Lead
Drawn By
Checked By
Loucks Project No.
Minnesota.
18268A
HDN
SFH
HDN
SFH, MJA
10/03/18EDGE OF JURISDICTIONAL WETLANDS
SPLIT RAIL FENCE
SAN CLEANOUTCO
BUILDING COLUMNCOL
ELM
BOXELDER
APPLE
MISC FRUIT
OAK
PINE
POPLAR
SPRUCE
CEDAR
COTTONWOOD
MAPLE
WILLOW
EL
BO
AP
AS
FR
FI
OA
PI
PO
SP
CE
CO
MA
WI
ASH
FIR
PRELIMINARY PLAT GENERAL NOTES
SURVEYOR:OWNER/DEVELOPER:
Loucks Lyngblomsten
7200 Hemlock Lane, Suite 300 1415 Almond Ave.
Maple Grove, MN 55330 St. Paul, MN 55108
763-424-5505 651-632-5387
DATE OF PREPARATION:
January 29, 2019
BENCHMARK:
Top nut of hydrant located at the southeast quadrant of Ash
Street
and Albans Street.
Elevation = 903.48 (NGVD29)
EXISTING ZONING:
Zone (GB) General Business District
PROPOSED ZONING:
Comprehensive Plan Land Use Designation:
Mixed Use
FLOOD ZONE DESIGNATION:
This property is contained in Zone X (areas determined to be
outside the 0.2% annual chance floodplain) per Flood Insurance
Rate Map No. 27003C0344E, Community Panel No.
2700150344E effective date of December 16, 2015.
Buildings on adjacent property are taken from aerial photographs
and maps provided by others.
PROPOSED AREAS
Block 1
Lot 1= 3,528 Sq. Ft. or 0.08 Acres Lot 13= 3,528 Sq. Ft. or 0.08 Acres
Lot 2= 3,528 Sq. Ft. or 0.08 Acres Lot 14= 3,528 Sq. Ft. or 0.08 Acres
Lot 3= 3,528 Sq. Ft. or 0.08 Acres Lot 15= 3,528 Sq. Ft. or 0.08 Acres
Lot 4= 3,528 Sq. Ft. or 0.08 Acres Lot 16= 3,528 Sq. Ft. or 0.08 Acres
Lot 5= 3,528 Sq. Ft. or 0.08 Acres Lot 17= 26,041 Sq. Ft. or 0.60 Acres
Lot 6= 3,528 Sq. Ft. or 0.08 Acres Lot 18= 3,528 Sq. Ft. or 0.08 Acres
Lot 7= 3,528 Sq. Ft. or 0.08 Acres Lot 19 = 3,528 Sq. Ft. or 0.08 Acres
Lot 8= 3,528 Sq. Ft. or 0.08 Acres Lot 20 = 3,528 Sq. Ft. or 0.08 Acres
Lot 9= 3,528 Sq. Ft. or 0.08 Acres Lot 21 = 3,528 Sq. Ft. or 0.08 Acres
Lot 10= 3,528 Sq. Ft. or 0.08 Acres Lot 22 = 207,098 Sq. Ft. or 4.75 Acres
Lot 11= 3,528 Sq. Ft. or 0.08 Acres
Lot 12= 3,528 Sq. Ft. or 0.08 Acres
Block 2
Lot 1= 211,154 Sq. Ft. or 4.85 Acres
Lot 2= 54,640 Sq. Ft. or 1.25 Acres
Outlot A
76,270 Sq. Ft. or 1.75 Acres
Outlot B
4,151 Sq. Ft. or 0.10 Acres
Outlot C
83,210 Sq. Ft. or 1.91 Acres
Gross Plat Area= 891,567 Sq. Ft. or 20.47 Acres
Proposed ROW= 78,085 Sq. Ft. or 1.79 Acres
Wetland and Wetland Buffer= 22,750 Sq. Ft. or 0.52 Acres
Net Plat Area= 790,732 Sq. Ft. or 18.16 Acres
GROSS AREA (Acres)
Wetlands & Water Bodies 0.28
Public Parks & Open Space 0.00
Arterial ROW (CSAH)1.79
Other (Wetland Buffer)0.24
Net Area 18.16
PRELIMINARY
PLAT
1 OF 1
BUILDING SETBACK LINE
LEGAL
All that part of Lot 5, Auditor's Subdivision No. 107, lying East of a line described as follows: Beginning
at a point on the South line of Lot 6, said Subdivision, which is 54.50 feet East of the Southwest corner of
said Lot 6; thence North at right angles with said South line of said Lot 6, 289.31 feet to the North line of
said Lot 5 and there terminating; and lying Southerly of a line drawn parallel to the North line of said Lot
5 and 72 feet Southerly thereof, as measured along the Easterly line of said Lot 5.
Anoka County, Minnesota
Abstract Property
All that part of Lot 5, Auditor's Subdivision No. 107, Anoka County, Minnesota, lying East of a line
described as follows: Beginning at a point on the South line of Lot 6, said Subdivision, which is 54.50 feet
East of the Southwest corner of said Lot 6; thence North at right angles with said South line of said Lot 6,
289.31 feet to the North line of said Lot 5 and there terminating; and lying Northerly of a line drawn
parallel to the North line of said Lot 5 and 72 feet Southerly thereof, as measured along the Easterly line
of said Lot 5, Anoka County, Minnesota.
Anoka County, Minnesota
Abstract Property
That part of Lots 5 and 6, Auditor's Subdivision No. 107, lying West of the following described line:
Beginning at a point on the South line of said Lot 6, 54.50 feet East of the Southwest corner of said Lot
6; thence North at a right angle to said South line 289.31 feet to the North line of said Lot 5 and said line
there terminating.
Anoka County, Minnesota
Abstract Property
All that part of Lot 6, Auditor's Subdivision No. 107, lying East of a line described as follows: Beginning
at a point on the South line of said Lot 6 which is 54.50 feet East of the Southwest corner of said Lot 6;
thence North at right angles with the South line of said Lot 6 to the North line thereof and there
terminating.
Anoka County, Minnesota
Abstract Property
That part of Lot 22, Auditor's Subdivision No. 107, lying Southerly of the Westerly extension of the North
line of Lot 5, said Auditor's Subdivision No. 107.
Anoka County, Minnesota
Abstract Property
Lot 4, Auditor's Subdivision No. 107, Anoka County, Minnesota; and
That part of Lot 22, Auditor's Subdivision No.107, Anoka County, Minnesota, lying Easterly of the
Westerly 50 feet thereof and lying between the Westerly extensions of the North and South lines of Lot
4, said Auditor's Subdivision No.107.
Anoka County, Minnesota
Abstract Property
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FFE = 908.00FFE = 907.00FFE = 910.50HWL =NWL =STORAGE =EOFBASIC USE AREA
DISTURBED AREABASIC USE AREADISTURBED AREABASIC USE AREADISTURBED AREABASIC USE AREA
DISTURBED AREA BASIC USE AREADISTURBED AREABASIC USE AREADISTURBED AREAALL TREES WITHIN BASIC USE /DISTURBED AREA TO BE REMOVEDBASIC USE AREADISTURBED AREAFEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:10/2/2018 9:49:30 AMC:\Users\jsmith\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_jds3k.rvtCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvt
LyngblomstenLyngblomstenSenior Communities1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 5501401/14/2019186024RevisionsDescriptionDateNumCOLBERG|TEWSPUD Submittal10/08/2018PUD Resubmittal01/14/2019TreePreservationPlanL0.1Scale:1" - 40'1.REFER TO THE GENERAL NOTES.2.SEE CIVIL FOR GRADING INFORMATION.3.SEE SHEET L200 FOR PLANTING NOTES AND DETAILS4.SEE CIVIL EXISTING CONDITIONS PLAN FOR BENCHMARKS AND BOUNDARYINFORMATION.5.SEE ARCHITECTURAL DRAWINGS FOR BUILDING INFORMATION.6.THIS TREE PRESERVATION PLAN IS BASED ON A SITE AND TREE SURVEYPROVIDED TO THE LANDSCAPE ARCHITECT BY OTHERS. SEE SURVEY AND TREESURVEY FOR ORIGINAL INFORMATION, TREE INVENTORY, AND BENCHMARKS.7.ALL ROOT PROTECTION ZONES (5' OUTSIDE DRIPLINE) OF PRESERVED TREESMUST BE PROTECTED WITH MIN. 4' HT. ORANGE SNOW FENCE WITH POSTS MAX.6' O.C. PRIOR TO AND THROUGHOUT CONSTRUCTION.8.STAGING, STORAGE OF MATERIALS, PARKING OF VEHICLES, FOOT TRAFFIC,CONSTRUCTION OR OTHER ACCESS ROUTES, AND ANY FORM OF DISTURBANCEOR ACTIVITIES THAT MAY CAUSE COMPACTION ARE PROHIBITED WITHIN ROOTPROTECTION ZONES AT ALL TIMES.9.DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS ARE TO BE USED FOR ALLLAYOUT WORK. IF A NECESSARY DIMENSION IS NOT SHOWN CONTRACTOR SHALLNOTIFY THE LANDSCAPE ARCHITECT AND REQUEST THE INFORMATION PRIOR TORELATED WORK.10.AT THE DISCRETION OF THE LANDSCAPE ARCHITECT, ELECTRONIC FILES ORCOORDINATES WILL BE PROVIDED TO THE CONTRACTOR FOR SITELAYOUT/STAKING.11.FIELD VERIFY ALL MEASUREMENTS AND NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES WITH SITE CONDITIONS.12.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANYLAYOUT DISCREPANCIES.L0.1 TREE PRESERVATION PLAN NOTESPRESERVED TREES
CLUBHOUSERESTAURANTMAIN BUILDINGTOWN CENTERCOURTYARDSEE L2.3CLUBHOUSESEE L2.5FUTURERESTAURANTTBDMAIN BUILDING SOUTHSEE L2.1WEST TOWNHOMESSEE L2.9SKILLED NURSINGCOURTYARDSEE L2.4MEMORY CARECOURTYARDSEE L2.3EAST TOWNHOMES SEE L2.8COMMUNITYGARDENSEE L2.6MAIN BUILDING NORTHSEE L2.1NE GREENSPACESEE L2.6MONUMENTSIGNPUTTINGGREENSW GREENSPACESEE L2.7FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:10/2/2018 9:49:30 AMC:\Users\jsmith\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_jds3k.rvtCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvt
LyngblomstenLyngblomstenSenior Communities1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 5501401/14/2019186024RevisionsDescriptionDateNumCOLBERG|TEWSPUD Submittal10/08/2018PUD Resubmittal01/014/2019Site LayoutPlanL1.0Scale:1" - 40'1.REFER TO THE GENERAL NOTES.2.SEE ARCHITECTURAL AND ELECTRICAL DRAWINGS FOR LIGHTING SELECTIONS ANDELECTRICAL INFORMATION.3.SEE CIVIL FOR GRADING INFORMATION.4.SEE SHEET L200 FOR PLANTING NOTES AND DETAILS5.SEE SPECIFICATIONS FOR SOILS AND INSTALLATION REQUIREMENTS.6.SEE CIVIL EXISTING CONDITIONS PLAN FOR BENCHMARKS AND BOUNDARY INFORMATION.7.SEE ARCHITECTURAL DRAWINGS FOR BUILDING INFORMATION.8.DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS ARE TO BE USED FOR ALL LAYOUTWORK. IF A NECESSARY DIMENSION IS NOT SHOWN CONTRACTOR SHALL NOTIFY THELANDSCAPE ARCHITECT AND REQUEST THE INFORMATION PRIOR TO RELATED WORK.9.AT THE DISCRETION OF THE LANDSCAPE ARCHITECT, ELECTRONIC FILES ORCOORDINATES WILL BE PROVIDED TO THE CONTRACTOR FOR SITE LAYOUT/STAKING.10.FIELD VERIFY ALL MEASUREMENTS AND NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES WITH SITE CONDITIONS.11.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANY LAYOUTDISCREPANCIES.L1.0 LAYOUT PLAN NOTES1SITE PLAN1" = 40'1" = 40'0204080
PERENNIALPLANTINGS,TYP.PC1MA21TO1CS3TM3PC1PC1QM1AF1PS4QM1AF3QA2QA2MA21GT3UA2JV21SB3PC3PC3PC5PG3PG3CS3JV21SB3HA1JV3JV3CS1FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:10/2/2018 9:49:30 AMC:\Users\jsmith\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_jds3k.rvtCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvt
LyngblomstenLyngblomstenSenior Communities1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 5501401/14/2019186024RevisionsDescriptionDateNumCOLBERG|TEWSPUD Submittal10/08/2018PUD Resubmittal01/14/2019EastTownhomesPlanting PlanL2.8Scale:SEE DRAWING1EAST TOWNHOMES PLANTING PLAN1" = 20'1" = 20'01020401.REFER TO THE GENERAL NOTES.2.SEE ARCHITECTURAL AND ELECTRICAL DRAWINGS FOR LIGHTING SELECTIONS ANDELECTRICAL INFORMATION.3.SEE CIVIL FOR GRADING INFORMATION.4.SEE SHEET L300 FOR PLANTING NOTES AND DETAILS5.SEE SPECIFICATIONS FOR SOILS AND INSTALLATION REQUIREMENTS.6.SEE CIVIL EXISTING CONDITIONS PLAN FOR BENCHMARKS AND BOUNDARY INFORMATION.7.SEE ARCHITECTURAL DRAWINGS FOR BUILDING INFORMATION.8.DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS ARE TO BE USED FOR ALL LAYOUTWORK. IF A NECESSARY DIMENSION IS NOT SHOWN CONTRACTOR SHALL NOTIFY THELANDSCAPE ARCHITECT AND REQUEST THE INFORMATION PRIOR TO RELATED WORK.9.AT THE DISCRETION OF THE LANDSCAPE ARCHITECT, ELECTRONIC FILES ORCOORDINATES WILL BE PROVIDED TO THE CONTRACTOR FOR SITE LAYOUT/STAKING.10.FIELD VERIFY ALL MEASUREMENTS AND NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES WITH SITE CONDITIONS.11.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANY LAYOUTDISCREPANCIES.L2.8 PLANTING PLAN NOTESPLANT SCHEDULE - L2.8TAGQTYCOMMON NAMEBOTANICAL NAMESIZENOTESTREESAF4SIENNA GLENMAPLEACER X FREEMANII'AUTUMN GLEN'3" B+BSTRAIGHT LEADERGD4ESPRESSOKENTUCKYCOFFEETREEGYMNOCLADUS DIOICUS'ESPRESSO-JTF'3" B+BGT3SKYLINEHONEYLOCUSTGLEDITSIA TRIACANTHOSVAR INERMIS 'SKYCOLE'3" B+BSTRAIGHT LEADERMA23SPRING SNOWCRABAPPLEMALUS 'SPRING SNOW'1.5" B+BTREE FORMPG6BLACK HILLSSPRUCEPICEA GLAUCA VAR.DENSATA6' B+BPC14PRAIRIESTATESMANSWISS STONEPINEPINUS CEMBRA 'HERMAN'6' B+BSTRAIGHT LEADERPS4WHITE PINEPINUS STROBUS6' B+BSTRAIGHT LEADERQA4WHITE OAKQUERCUS ALBA3" B+BSTRAIGHT LEADERQM2BUR OAKQUERCUS MACROCARPA3" B+BSTRAIGHT LEADERSR1IVORY SILKTREE LILACSYRINGA RETICULATA'IVORY SILK'2" B+BTREE FORMUA4VALLEY FORGEELMULMUS AMERICANA'VALLEY FORGE'3" B+BDISEASE RESISTANTSHRUBSCS7ARCTIC FIREDOGWOODCORNUS STOLONIFERA'FARROW'#5 CONTSPACING PER PLAN, 4' O.C.TYP.HA2ANNABELLEHYDRANGEAHYDRANGEAARBORESCENS'ANNABELLE'#5 CONTSPACING PER PLAN, 4' O.C.TYP.JS6ARCADIAJUNIPERJUNIPERUS SABINA'ARCADIA'#5 CONTSPACING PER PLAN, 4' O.C.TYP.JV22GREY OWLJUNIPERJUNIPERUS VIRGINIANA'GREY OWL'#5 CONTSPACING PER PLAN, 4' O.C.TYP.SS3ASH LEAFSPIREASORBARIA SORBIFOLIA#5 CONTSPACING PER PLAN, 4' O.C.TYP.SB6GOLDFLAMESPIREASPIREAEA X BUMALDA'GOLDFLAME'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.TM3TAUNTON YEWTAXUS X MEDIA'TAUNTONII'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.TO3MR. BOWLINGBALLARBORVITAETHUJA OCCIDENTALIS'BOBAZAM'#5 CONTSPACING PER PLAN, 4' O.C.TYP.CANOPY COVERAGE CALCULATIONSNORTH PARKING SPACES1,399 SFCANOPY COVERAGE REQUIRED560 SF2 LG TREES WITHIN 7'1,200 SFTOTAL CANOPY COVERAGE PROVIDED1,200 SFL2.8 SOD / SEEDING NOTES:AREAS TO BE SODDEDTOTAL SODDED AREA FOR EAST TOWNHOMES: 36,208 SF
CLUBHOUSEFFE = 908.00HWL =NWL =AL1PC1MA1CS3TM3SB3MA24CC1PR3QA3PS1QA3PR1JV21CS3DL3TM1MA21PC1GT8TM1GT3UA1PC1TM3AL2CC1HA3HA1CC1AL1AL1QM1JS3HA1QE1QE1QM1QE1QE1AF1PS2PC1PG2FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:10/2/2018 9:49:30 AMC:\Users\jsmith\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_jds3k.rvtCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvt
LyngblomstenLyngblomstenSenior Communities1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 5501401/14/2019186024RevisionsDescriptionDateNumCOLBERG|TEWSPUD Submittal10/08/2018PUD Resubmittal01/14/2019WestTownhomesPlanting PlanL2.9Scale:1" - 20'1WEST TOWNHOMES PLANTING PLAN1" = 20'1" = 20'0102040PLANT SCHEDULE - L2.9TAGQTYCOMMON NAMEBOTANICAL NAMESIZENOTESTREESAF3SIENNA GLENMAPLEACER X FREEMANII'AUTUMN GLEN'3" B+BSTRAIGHT LEADERAL5ALLEGHENYSERVICEBERRYAMELANCHIER LAEVIS1.5" B+BTREE FORM MULTISTEMCC3THORNLESSCOCKSPURHAWTHORNCRETAEGUS CRUS GALLIVAR. INERMIS1.5" B+BTREE FORMGD8ESPRESSOKENTUCKYCOFFEETREEGYMNOCLADUS DIOICUS'ESPRESSO-JFS'3" B+BGT11SKYLINEHONEYLOCUSTGLEDITSIA TRIACANTHOSVAR. INERMIS 'SKYCOLE'3" B+BMA2ADAMSCRABAPPLEMALUS 'ADAMS'1.5" B+BTREE FORMMA25SPRING SNOWCRABAPPLEMALUS 'SPRING SNOW'1.5" B+BTREE FORMPC4PRAIRIESTATESMANSWISS STONEPINEPINUS CEMBRA 'HERMAN'6' B+BSTRAIGHT LEADERPG2BLACK HILLSSPRUCEPICEA GLAUCA 'DENSATA'6' B+BPR4RED PINEPINUS RESINOSA6' B+BPS3WHITE PINEPINUS STROBUS6' B+BQA6WHITE OAKQUERCUS ALBA2.5" B+BQE4NORTHERN PINOAKQUERCUS ELLIPSOIDALIS2.5" B+BDO NOT USE QUERCUSPALUSTRISQM3BUR OAKQUERCUS MACROCARPA2.5" B+BSR1IVORY SILKTREE LILACSYRINGA RETICULATA'IVORY SILK'2" B+BTREE FORMUA2VALLEY FORGEELMULMUS AMERICANA'VALLEY FORGE'3" B+BDISEASE RESISTANTSHRUBSAM3IRIQUOISBEAUTYCHOKEBERRYARONIA MELANOCARPA'MORTON'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.CS7ARCTIC FIREDOGWOODCORNUS STOLONIFERA'FARROW'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.DL3DWARF BUSHHONEYSUCKLEDIERVILLA LONICERA#5 CONT.SPACING PER PLAN, 4' O.C.TYP.HA7ANNABELLEHYDRANGEAHYDRANGEAARBORESCENS'ANNABELLE'#5 CONTSPACING PER PLAN, 4' O.C.TYP.JS8ARCADIAJUNIPERJUNIPERUS SABINA'ARCADIA'#5 CONTSPACING PER PLAN, 4' O.C.TYP.JV24GREY OWLJUNIPERJUNIPERUS VIRGINIANA'GREY OWL'#5 CONTSPACING PER PLAN, 4' O.C.TYP.SB4GOLDFLAMESPIREASPIREAEA X BUMALDA'GOLDFLAME'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.TM8TAUNTON YEWTAXUS X MEDIA'TAUNTONII'#5 CONT.SPACING PER PLAN, 4' O.C.TYP.TO1MR. BOWLINGBALLARBORVITAETHUJA OCCIDENTALIS'BOBAZAM'#5 CONTSPACING PER PLAN, 4' O.C.TYP.TO22GOLDEN GLOBEARBORVITAETHUJA OCCIDENTALIS'GOLDEN GLOBE'#5 CONTSPACING PER PLAN, 4' O.C.TYP.1.REFER TO THE GENERAL NOTES.2.SEE ARCHITECTURAL AND ELECTRICAL DRAWINGS FOR LIGHTING SELECTIONS ANDELECTRICAL INFORMATION.3.SEE CIVIL FOR GRADING INFORMATION.4.SEE SHEET L300 FOR PLANTING NOTES AND DETAILS5.SEE SPECIFICATIONS FOR SOILS AND INSTALLATION REQUIREMENTS.6.SEE CIVIL EXISTING CONDITIONS PLAN FOR BENCHMARKS AND BOUNDARY INFORMATION.7.SEE ARCHITECTURAL DRAWINGS FOR BUILDING INFORMATION.8.DO NOT SCALE THE DRAWINGS. WRITTEN DIMENSIONS ARE TO BE USED FOR ALL LAYOUTWORK. IF A NECESSARY DIMENSION IS NOT SHOWN CONTRACTOR SHALL NOTIFY THELANDSCAPE ARCHITECT AND REQUEST THE INFORMATION PRIOR TO RELATED WORK.9.AT THE DISCRETION OF THE LANDSCAPE ARCHITECT, ELECTRONIC FILES ORCOORDINATES WILL BE PROVIDED TO THE CONTRACTOR FOR SITE LAYOUT/STAKING.10.FIELD VERIFY ALL MEASUREMENTS AND NOTIFY LANDSCAPE ARCHITECT OF ANYDISCREPANCIES WITH SITE CONDITIONS.11.CONTRACTOR SHALL IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANY LAYOUTDISCREPANCIES.L2.9 PLANTING PLAN NOTESL2.9 SOD / SEEDING NOTES:AREAS TO BE SODDEDTOTAL SODDED AREA FOR WEST TOWNHOMES: 39,576 SFTOTAL SEEDED AREA FOR WEST TOWNHOMES:21,361 SFAREAS TO BE SEEDED W/ MNDOT 35-241 - MESIC PRAIRIE SEED MIXCANOPY COVERAGE CALCULATIONSWEST TOWNHOME PARKING SPACES929 SFCANOPY COVERAGE REQUIRED372 SF1 LG TREES WITHIN 7'600 SFTOTAL CANOPY COVERAGE PROVIDED600 SF
75.00'FROM CENTERLINE75.00'FROM CENTERLINE75.00'FROM CENTERLINE60.00'FROM SECTION LINE40.00'SETBACK30.00'
SETBACK
NOPARKING
NOPARKING
NOPARKING
NOPARKING
NO
PARKING
NO
PARKING
NOPARKING18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"18"ALSNFPATIOPATIO123456789101117 STALLSinc. 2 ADARESTAURANTFUTURE PARKINGCOUNTY ROAD JPATIOUNDERGROUNDPARKING GARAGESITE SIGNCOMMUNITY GARDENPATIOMEMORY GARDENG A R D E N S H ED
G AR D EN SH E D ART/CONCERT AREAMOBILITY COURTYARDTRANSFORMERLOADING DOCKGARDEN SPACE15 16 17201918BUTTERFLY GARDENGRILL/ PICNIC AREAACTIVE USE AREAGARBAGE ENCLOSURECONNECTION TO EXISTING TRAIL83 STALLSinc. 7 ADA47 STALLSinc. 3 ADASKILLED NURSING FACILITYTOWN CENTERINDEPENDENT LIVING APARTMENTSINDEPENDENT LIVING APARTMENTSABOVEASSISTEDLIVING CLUB HOUSEWETLAND1213145 STALLS6 STALLSPONDPHASE 3PHASE 2PHASE 1COMMERCIAL USE32'75'25'53'25' 50'100'01" = 50'-0" FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:1/13/2019 10:46:25 AMC:\Users\gberens\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_grettaberens.rvtAs indicatedCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtLyngblomstenLYNGBLOMSTENSENIORCOMMUNITIESA2SITE PLAN1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 55014P. SchmelzerG. Berens10-08-18186024SITE PLANF1UNIT COUNTIL: 4-STORY100 UNITS AL: 3-STORY50 UNITSSNF: 2-STORY48 UNITSDETACHED TOWNHOMES:20 UNITSPARKING SUMMARYUNDERGROUND:102CLUB HOUSE: 17MAIN BUILDING: 83RESTURANT: 47TOWNHOME DRIVE:40ON STREET: 11TOTAL: 300RevisionsDescription Date Num
REFREFREFREFREFREFREF18"18"18"18"REF REF18"REFUPREF18"REF18"18"REF18"REF18"18"REFREF18"18"REFREFREFREFREFREFREFREFREFREF18"18"18"18"18"REF18"REF18"18"Function of Space LegendAL COMMONAL STUDIO UNITAL UNITCIRCULATIONCLUB HOUSECOTTAGEIL 1 BEDIL 1 BED + DENIL 2 BEDIL COMMONSNF COMMONSNF UNITSTAFFSUPPORTTHERAPYTOWN CENTER385 SFRES STOR701 SFDINING142 SFLAUNDRY82 SFELEV47 SFST93 SFT105 SFTELE107 SFOFF841 SFSTAFF BREAK122 SFSUN351 SFPATIO294 SFLIVING674 SFDINING674 SFDINING294 SFLIVING271 SFKITCH270 SFKITCH120 SFLAUND88 SFELEV61 SFSU123 SFLAUND162 SFSTAFF289 SFSPA270 SFFAM DIN77 SFT217 SFSS87 SFELEV87 SFELEV269 SFFAM DIN61 SFT280 SFNURSE70 SFT147 SFMEDS215 SFSS170 SFDON1,874 SFPT/ SPEECH180 SFSTAFF233 SFMAIL/PACKAGES107 SFWORK205 SFMASSAGE369 SFCLASS ROOM664 SFTHERAPY POOL501 SFCAFE1,760 SFCAFE/PUBSEATING200 SFBUSINESSCENTER401 SFMEDIA CENTER65 SFT65 SFT172 SFREC122 SFTRUST196 SFADMIN141 SFADMISS141 SFMED REC132 SFBILLING174 SFSNF ENTRY61 SFVEST910 SF2 STORY236 SFVESTIBULE269 SFACTIVITIES585 SFCONFERENCEROOM482 SFART STUDIO/GALLERY512 SFSALON230 SFMAIL93 SFPACKAGES231 SFLOUNGE/LOBBY92 SFELEV292 SFMEDITATION1,883 SFLARGE GROUP/CHAPEL408 SFSUN ROOM447 SFSTORE205 SFRES 8201 SFRES 9204 SFRES 10204 SFRES 11202 SFRES 12209 SFRES 1205 SFRES 2204 SFRES 3209 SFRES 4209 SFRES 5205 SFRES 6205 SFRES 735 SFCL35 SFHSKP34 SFST36 SFDATA35 SFSL36 SFLIFT205 SFRES 8200 SFRES 9204 SFRES 10204 SFRES 11202 SFRES 1235 SFSL35 SFLIFT207 SFRES 1203 SFRES 2202 SFRES 3209 SFRES 4208 SFRES 5205 SFRES 6206 SFRES 734 SFST35 SFHSKP35 SFCL36 SFDATA295 SFSPA62 SFMECH331 SFOT280 SFNURSE2A147A122 STORY4A145A147A143A146A141A147A136
A 1 35A134A133A132A131A132A111A119A126A124A115A11
89° 58' 08"3A118A14294 SFSTORAGE68 SFTRASH109 SFSUN398 SFLIVING211 SFKITCHEN8A1252 SFHSKP19'88'67'65'94'69'146'89'82'265'74'96'120'40'137'130'27'128 SFMEDS66 SFT224 SFSTAFF LOCKER127 SFSIT140'31'30'52 seats99 SFPRIV100 SFPRIV45 SFRECYCLE44 SFELEC44 SFST48 SFSU43 SFDATA47 SFHSKP51 SFST53 SFCL46 SFSL145'6 5 '25' 50'100'0FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 11:57:38 AMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1" = 20'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA41ST FLOOR PLANP. SchmelzerG. Berens10-08-181860241" = 20'-0"1ST FLOOR PLAN - MAIN BUILDINGF21ST: 17 UNITS2ND: 28 UNITS3RD: 29 UNITS4TH: 29 UNITSAL UNITS1ST: 16 UNITS2ND: 17 UNITS3RD: 17 UNITSSNF UNITS1ST: 24 UNITS2ND: 24 UNITSRevisionsDescription Date NumIL UNITSLYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES17 UNITS27 UNITS28 UNITS28 UNITS01/14/19
46'43'43'46'46'FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:02:28 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1/8" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA11MAIN BUILDINGELEVATIONSP. SchmelzerG. Berens10-08-181860241/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 33INDEPENDENT LIVING MATERIALS:STONE/MASONRY: 25%METAL SIDING: 18%GLASS: 34%COMPOSITE SIDING: 23%SKILLED NURSING MATERIALS:STONE/MASONRY: 30%METAL SIDING: 0%GLASS: 30%COMPOSITE SIDING: 40%ASSISTED LIVING MATERIALS:STONE/MASONRY: 27%METAL SIDING: 0%GLASS: 27%COMPOSITE SIDING: 46%TOTAL BUILDING MATERIALS:STONE/MASONRY: 26%METAL SIDING: 11%GLASS: 32%COMPOSITE SIDING: 31%1/8" = 1'-0"INDEPENDENT LIVING - ELEVAITON - 221/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 11STONE19%GLASS40%COMPOSITE SIDING20%METAL SIDING21%STONE10%GLASS35%COMPOSITE SIDING37%METAL SIDING18%STONE31%GLASS30%COMPOSITE SIDING20%METAL SIDING19%RevisionsDescription Date NumSTONE18%GLASS36%COMPOSITE SIDING28%METAL SIDING18%GLASS19%COMPOSITE SIDING37%METAL SIDING27%STONE17%1/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 541/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 45LYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19
46'48'43'FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:05:24 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1/8" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA12MAIN BUILDINGELEVATIONSP. SchmelzerG. Berens10-08-181860241/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 771/8" = 1'-0"INDEPENDENT LIVING - ELEVATION 661/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 991/8" = 1'-0"INDEPENDENT LIVING - ELEVATION - 88GLASS31%COMPOSITE SIDING18%METAL SIDING20%STONE31%GLASS33%COMPOSITE SIDING28%METAL SIDING18%STONE21%GLASS46%COMPOSITE SIDING25%METAL SIDING5%STONE24%GLASS28%COMPOSITE SIDING9%METAL SIDING12%STONE51%INDEPENDENT LIVING MATERIALS:STONE/MASONRY: 25%METAL SIDING: 18%GLASS: 34%COMPOSITE SIDING: 23%SKILLED NURSING MATERIALS:STONE/MASONRY: 30%METAL SIDING: 0%GLASS: 30%COMPOSITE SIDING: 40%ASSISTED LIVING MATERIALS:STONE/MASONRY: 27%METAL SIDING: 0%GLASS: 27%COMPOSITE SIDING: 46%TOTAL BUILDING MATERIALS:STONE/MASONRY: 26%METAL SIDING: 11%GLASS: 32%COMPOSITE SIDING: 31%RevisionsDescription Date NumLYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19
25'25'25'25'25'25'25'FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:09:28 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1/8" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA13SKILLEDNURSINGELEVATIONSP. SchmelzerJ. Smith10-08-181860241/8" = 1'-0"SKILLED NURSING - ELEVATION 111/8" = 1'-0"SKILLED NURSING - ELEVATION 221/8" = 1'-0"SKILLED NURSING - ELEVATION 331/8" = 1'-0"SKILLED NURSING - ELEVATION 441/8" = 1'-0"SKILLED NURSING - ELEVATION 551/8" = 1'-0"SKILLED NURSING - ELEVATION 661/8" = 1'-0"SKILLED NURSING - ELEVATION 77STONE38%GLASS27%COMPOSITE SIDING35%COMPOSITE SIDING22%GLASS78%STONE37%GLASS27%COMPOSITE SIDING37%STONE21%GLASS31%COMPOSITE SIDING48%STONE21%GLASS31%COMPOSITE SIDING48%STONE29%GLASS26%COMPOSITE SIDING46%STONE29%GLASS26%COMPOSITE SIDING46%INDEPENDENT LIVING MATERIALS:STONE/MASONRY: 25%METAL SIDING: 18%GLASS: 34%COMPOSITE SIDING: 23%SKILLED NURSING MATERIALS:STONE/MASONRY: 30%METAL SIDING: 0%GLASS: 30%COMPOSITE SIDING: 40%ASSISTED LIVING MATERIALS:STONE/MASONRY: 27%METAL SIDING: 0%GLASS: 27%COMPOSITE SIDING: 46%TOTAL BUILDING MATERIALS:STONE/MASONRY: 26%METAL SIDING: 11%GLASS: 32%COMPOSITE SIDING: 31%RevisionsDescription Date NumLYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19
37'37'37'37'35'37'54'33'FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:14:17 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1/8" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA14ASSISTED LIVINGELEVATIONSP. SchmelzerJ. Smith10-08-181860241/8" = 1'-0"ASSISTED LIVING - ELEVATION - 221/8" = 1'-0"ASSISTED LIVING - ELEVATION - 441/8" = 1'-0"ASSISTED LIVING - ELEVATION - 551/8" = 1'-0"ASSISTED LIVING - ELEVATION - 771/8" = 1'-0"ASSISTED LIVING - ELEVATION - 331/8" = 1'-0"ASSISTED LIVING - ELEVATION - 66STONE28%GLASS26%COMPOSITE SIDING46%GLASS71%STONE29%STONE33%GLASS25%COMPOSITE SIDING42%STONE26%GLASS26%COMPOSITE SIDING48%STONE21%GLASS27%COMPOSITE SIDING52%STONE27%GLASS25%COMPOSITE SIDING48%STONE21%GLASS27%COMPOSITE SIDING52%INDEPENDENT LIVING MATERIALS:STONE/MASONRY: 25%METAL SIDING: 18%GLASS: 34%COMPOSITE SIDING: 23%SKILLED NURSING MATERIALS:STONE/MASONRY: 30%METAL SIDING: 0%GLASS: 30%COMPOSITE SIDING: 40%ASSISTED LIVING MATERIALS:STONE/MASONRY: 27%METAL SIDING: 0%GLASS: 27%COMPOSITE SIDING: 46%TOTAL BUILDING MATERIALS:STONE/MASONRY: 26%METAL SIDING: 11%GLASS: 32%COMPOSITE SIDING: 31%STONE37%GLASS34%METAL SIDING29%1/8" = 1'-0"ASSISTED LIVING - ELEVATION - 111/8" = 1'-0"ASSISTED LIVING - ELEVATION - 88RevisionsDescription Date NumLYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19
638 SFDINING132 SFSTNotEnclosedRENTAL83 SFREC1,210 SFLOUNGE64 SFT66 SFT??B4A15X-62A15E4A15D4A15347 SFSERVINGKITCHEN71 SFELEV653 SFBALCONY??71 SFELEVOPEN BELOW132 SFMECHFEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:1/12/2019 3:13:43 PMC:\Users\gberens\Documents\Central_Lyngblomsten - Lino Lakes Site J Hodgson-8.27.18_grettaberens.rvt1/8" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtLyngblomstenLYNGBLOMSTENSENIORCOMMUNITIESA15CLUB HOUSEPLANS &ELEVATIONS1415 Almond Ave W, St Paul, MN55108Hodgson Road,Lino Lakes, MN 55014P. SchmelzerG. Berens10-08-1818602401/8" = 1'-0"CLUB HOUSE - MAIN LEVELD16'12'01/8" = 1'-0"CLUB HOUSE- 2ND FLOORF16' 12'01/8" = 1'-0"CLUBHOUSE - ELEVATION 1B46' 12'01/8" = 1'-0"CLUBHOUSE - ELEVATION 4X-626' 12'01/8" = 1'-0"CLUBHOUSE - ELEVATION 3E46' 12'01/8" = 1'-0"CLUBHOUSE - ELEVATION 2D46' 12'STONE35.5%COMPOSITE SIDING18%GLASS46.5%STONE15.5%COMPOSITE SIDING70.6%GLASS13.9%STONE26.7%COMPOSITE SIDING34%GLASS39.3%STONE30.9%COMPOSITE SIDING17.9%GLASS51.3%CLUB HOUSE MATERIALS:STONE/MASONRY: 28%METAL SIDING: 27%GLASS: 36%COMPOSITE SIDING: 9%RevisionsDescription Date Num01/14/19
REF30"30" 24"GARAGE21'-0" X 21'-0"KITCHEN21'-0" X 12'-0"DINING10'-0" X 7'-0"LIVING18'-0" X 9'-0"MASTER BEDROOM16'-0" X 14'-0"WALK-IN CLOSET6'-0" X 11'-0"TOILET11'-0" X 9'-0"TOILET8'-0" X 7'-0"LAUNDRY6'-0" X 3'-0"BEDROOM/ DEN11'-0" X 14'-0"ENTRY6'-0" X 20'-0"FRONT PORCH24'-0" X 5'-0"PATIO6'-0" X 10'-0"B5A16C5A16D5A16F5A1645'47'5'PANTRY6'-0" X 3'-0"SUPPORT3'-0" X 7'-0"24'24'24'18'24'FEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:19:12 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvtAs indicatedCentral: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA16COTTAGE PLAN &ELEVATIONSP. SchmelzerG. Berens10-08-181860241/4" = 1'-0"COTTAGE - MAIN LEVEL PLANF11/8" = 1'-0"COTTAGE GARAGE ELEVATIONB51/8" = 1'-0"COTTAGE - BACK ELEVATIONC51/8" = 1'-0"COTTAGE - BEDROOM ELEVATIOND51/8" = 1'-0"COTTAGE FRONT ELEVATIONF5TOWNHOME INSPIRATIONSTONE33%SIDING67%STONE17%GLASS18%COMPOSITE SIDING65%STONE35%GLASS14%COMPOSITE SIDING51%STONE15%GLASS10%COMPOSITE SIDING75%COTTAGE MATERIALS:STONE/MASONRY:23%GLASS: 12%COMPOSITE SIDING: 65%RevisionsDescription Date NumLYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19
6'-4"STONEPRECAST CAPSANDBLASTED CONCRETEFEDCBA12345678AMNNorthCheck:Drawn:Date:Comm:Scale:10/5/2018 12:20:33 PMC:\Users\VRWorkstation\Documents\Central_Lyngblomsten - Lino Lakes Site JHodgson-8.27.18_tvoigt@woldae.com.rvt1/2" = 1'-0"Central: \\Wae-srv-mn.woldae.com\StPaul\_HCSL\Lyngblomsten\186024 Lino Lakes\_Revit\Central_Lyngblomsten -Lino Lakes Site J Hodgson-8.27.18.rvtA17SIGNAGEEXTERIORP. SchmelzerJ. Smith10-08-181860241/2" = 1'-0"MONUMENT SIGNB1RevisionsDescription Date Num
2 '-0 "2'-0"13'-0"2'-0"2'-5"2'-0"2'-0"2'-4 1/4"1/2" = 1'-0"MONUMENT SIGN - PLANF1LYNGBLOMSTEN1415 ALMOND AVE WST. PAUL, MN 55108HODGSON ROADLINO LAKES, MN 55014LYNGBLOMSTENSENIORCOMMUNITIES01/14/19