HomeMy WebLinkAbout2021-115 Council Resolution CITY OF LINO LAKES
RESOLUTION NO. 21-115
APPROVING PRELIMINARY PLAT FOR BELLAND FARMS
WHEREAS,the City received a land use application for preliminary plat for Belland Farms
hereafter referred to as "Development"; and
WHEREAS, City staff completed a review of the Development based on the following:
• Project Narrative prepared by SRa dated September 13, 2021
• Belland Farm Civil Plan Set prepared by Carson McCain dated September 17, 2021
• Associate Eye Care Partners Eye Clinic Building Site Improvement Plans prepared by
Carlson McCain dated September 17, 2021
• Architectural Plans and Perspectives prepared by SRa dated September 17, 2021
• Storm Water Management Plan prepared by Carlson McCain dated September 13, 2021
• Geotechnical Evaluation Report prepared by Braun Intertec dated September 1, 2021
• Wetland Permit Application prepared by Kjolhaug Environmental Services Company,
Inc. dated September 13, 2021; and
WHEREAS, a public hearing was held before the Planning& Zoning Board on October 13,
2021 and the Board recommended approval of the Development with a 5-0 vote.
NOW, THEREFORE BE IT RESOLVED by The City Council of The City of Lino Lakes
hereby makes the following:
FINDINGS OF FACT
Per Subdivision Ordinance Section 1001.013, Premature Subdivision:
(1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the
following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision maybe deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
l. 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.
Belland Farms is consistent with the goals and policies of the comprehensive plan in regards to
resource management, land use, housing, transportation and utilities. The development is also
consistent with the local water management plan, capital improvement plans and growth
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management policies.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill
policies:
1. The urban subdivision must be located within the Metropolitan Urban Service Area
(MUSA) or the staged growth area as established by the city's Comprehensive Plan;
2. The cost of utilities and street extensions must be covered by one or more of the
following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by the
developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with available
city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the city's
capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with the normal
costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or future
operation and maintenance.
Belland Farms is consistent with infill policies. The development is within the current Utility
Staging Area lA (2018-2025). The cost of utility and public street extension is being privately
financed by the developer. The cost, operation and maintenance of the utility system are
consistent with the normal costs projected by the water and sanitary system plans. No future
utility costs are proposed.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the
following requirements for level of service (LOS), as defined by the Highway Capacity
Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or B,
traffic generated by a proposed subdivision will not degrade the level of service more than
one grade;
2. If the existing LOS outside of the proposed subdivision is C,traffic generated by a
proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a
proposed subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing access
to the subdivision. If the existing level of service is E or F, the subdivision developer must
provide, as part of the proposed project, improvements needed to ensure a level of service
D or better;
5. Existing roads and intersections providing access to the subdivision must have the
structural capacity to accommodate projected traffic from the proposed subdivision or the
developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer-financed improvements to
correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)l. to 4. above do not apply to the 1-35W/Lake
Drive or 1-35E/Main St. interchanges. At city discretion, interchange impacts must be
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evaluated in conjunction with Anoka County and the Minnesota Department of
Transportation, and a plan must be prepared to determine improvements needed to resolve
deficiencies. This plan must determine traffic generated by the subdivision project, how
this traffic contributes to the total traffic, and the time frame of the improvements. The plan
also must examine financing options, including project contribution and cost sharing
among other jurisdictions and other properties that contribute to traffic at the interchange;
and
8. The city does not relinquish any rights of local determination.
Belland Farms meets the requirements for level of service (LOS). The I-35E Corridor AUAR
analyzed traffic impacts for commercial development of this entire corridor. The proposed
medical eye clinic and commercial building is consistent with the AUAR Land Use Scenarios for
commercial development. CSAH 14 (Main Street) is an A Minor Arterial Connector road and
has structural capacity to handle the traffic volume of the commercial development. No street
improvements are proposed that are inconsistent with the City's capital improvement plan. The
city does not relinquish any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate water
supply when:
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and offers the
opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for personal use and
fire protection; and
4. The rural subdivision can demonstrate that each of the proposed lots can be provided
with a potable water supply.
Belland Farms will have an adequate water supply. The development will be municipally served
by an 8"DIP watermain located along 20 Avenue and Rosemary Way. The City's water system
has capacity to accommodate the commercial development.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate waste
disposal systems when:
1. The urban sewered subdivision is located inside the city's MUSA or is consistent with
the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed
to its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan
and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an adequate sanitary
sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system has an
effective long range management and maintenance program with proper financing.
Belland Farms will be served with an adequate waste disposal system. The development is
located in Utility Staging Area IA (2018-2025) and Sanitary District 5 (Sub-District 5A).
Sanitary flows from this district are conveyed to the southeast, discharging into the MCES Lino
Lakes Relief Interceptor located at the intersection of CSAH 14 and 24th Avenue. The sanitary
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sewer system has capacity to accommodate the commercial development.
BE IT FURTHER RESOLVED by the City Council of The City of Lino Lakes hereby
establishes that Belland Farms is not a premature subdivision; and
BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby
establishes the following conditions related to the Belland Farms development:
1. Rosemary Way street right-of-way shall extend to the west lot line on the preliminary plat
in order to provide future transportation and utility connection to the west.
a. The final plat may show the street right-of-way extending only along Lot 1 and
Lot 2.
2. Any future phase final plat submittal that shows the Rosemary Way street right-of-way
shifting north or south shall not be deemed inconsistent with the preliminary plat
provided that such location is approved by the City.
3. Future platting of Outlot B or proposed Lot 3 shall require construction of street and
utilities to the west lot line.
4. A Land Use Application and submittals are required for final plat after City Council
approval of preliminary plat.
5. A Land Use Application and submittals are required for site and building plan review of
Lot 2 and Lot 3, Block 1, Belland Farms.
a. The City is not approving any site and building plan development on Lot 2 and
Lot 3, Belland Farms with the approval of this preliminary plat.
6. A Land Use Application is required for preliminary plat of Outlot B.
7. Separate sign permit applications are required for all permanent monument/pylon and
wall signage.
8. Separate sign permit applications are required for all temporary signage.
9. Outlot A contains a publicly maintained stormwater pond. The outlot shall be deeded to
the City after the stormwater pond improvements, vegetation, and landscaping have been
installed, established and accepted by the City.
10. Future development of Outlot B may require a traffic study to evaluate impacts to 24th
Avenue, Rosemary Way, CSAH 14/Main Street and Otter Lake Road.
11. The bituminous trail along the west side of 24th Avenue shall be installed by the
developer and maintained by the City.
12. The City will reimburse the developer the costs of the trail construction.
BE IT FURTHER RESOLVED by The City Council of The City of Lino Lakes hereby
approves the preliminary plat for Belland Farms subject to the following items being addressed
in conjunction with the final plat submittal:
1. All comments from the City Engineer memo dated October 6, 2021 shall be addressed.
2. All comments from the Environmental Coordinator memo dated September 30, 2021
shall be addressed.
3. All comments from the Anoka County Highway Department letter dated September 23,
2021 shall be addressed.
4. The applicant shall provide documentation from the owner of the pipeline easement
allowing for construction and improvements in easement.
5. The applicant shall provide RCWD approval of Wetland Permit Application.
6. The applicant shall draft a deed for Outlot A.
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7. All applicable plan sheets related to Belland Farms and Associate Eye Care Partners plan
sets:
a. An 8.5ft wide bituminous trail shall be constructed along the west side of 24'
Avenue from Rosemary Way to CSAH 14/Main Street.
i. Trail construction costs shall also be provided.
b. A 5ft wide concrete sidewalk shall be constructed along the south side of
Rosemary Way.
c. Future development to the north of Rosemary Way will require sidewalk
construction on the north side of the street.
d. The sidewalk north of the building on Lot 1 shall extend east and connect with the
new trail.
e. Turn lanes shall be provided as noted by City Engineer comment letter.
f. The medical building shall be shown as 12,480 sf.
i. Site Data shall also be revised accordingly.
8. Belland Farms Plan Set:
a. Sheet 3,Preliminary Plat:
i. Rosemary Way street right-of-way shall extend to the west lot line of the
preliminary plat.
ii. The final plat may show the street right-of-way extending only along Lot 1
and Lot 2.
iii. Lot 3 shall be shown on the preliminary plat to the west of Lot 2.
iv. Lot 3 shall be final platted as an outlot.
v. Standard drainage &utility easements 1 Oft wide shall be provided over
Wetlands 1 and 2.
1. Wetlands 4 and 5 are anticipated to be impacted and mitigated with
future development and do not require easements at this time.
vi. A drainage and utility easement is required over all of Outlot A.
9. Associate Eye Clinic Partners Plan Set:
a. Sheet C3, Site Plan
i. Label and revise building sf to 12,480 sf.
ii. Minimum 4"parking stall striping shall be noted on the plan.
b. Sheet L2, Landscape Plan
i. Callouts with species and number shall be included for Landscape Plan
Enlargement details.
c. Sheet A300, Exterior Elevations
i. A material and color detail for the rooftop mechanical screen shall be
provided.
d. Page M, Photometric Plan:
i. All lot lines shall be clearly marked and foot candle measurements shall
extend past the lot lines.
1. Foot candles shall not exceed 1.0 onto street right-of-way or 0.4
onto adjacent property.
Adopted by the Council of the City of Lino Lakes this 8"'day of November, 2021.
The motion for the adoption of the foregoing resolution was introduced by Councilmember
Cavegn and was duly seconded by Councilmembe Lyden and upon vote being taken
thereon, the following voted in favor thereof: Cavegn, Stoesz, Lyden, Rafferty
The following voted against same: None (Absent - Ruhland)
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Rob Rafferty, Mayor
ATTEST:
��n4 Bartell, City C rk
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