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HomeMy WebLinkAbout01/12/2022 Item 6C, Robinson PropertiesPLANNING & ZONING BOARD AGENDA ITEM 6C STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: January 12, 2022 REQUEST: Robinson Property PUD Concept Plan Review CASE NUMBER: PC2021-002 APPLICANT: Integrate Properties, LLC Attn: Ian Peterson 6980 Sand Ridge Road Eden Prairie, MN 55346 OWNER: Robinson Landscaping, Inc. Attn: Harold Robinson 310 Main Street Lino Lakes, MN 55014 REVIEW DEADLINE: Complete Application Date: December 16, 2021 60-Day Review Deadline: February 14, 2022 120-Day Review Deadline: April 15, 2022 Environmental Board Meeting: January 4, 2022 Park Board Meeting: January 5, 2022 Planning & Zoning Board Meeting: January 12, 2022 City Council Work Session: February 7, 2022 City Council Meeting: N/A BACKGROUND The applicant, Integrate Properties, LLC, submitted a land use application for PUD Concept Plan review. The proposed development is a master planned residential community located on the Robinson property south of CSAH 14 (Main Street) and east of CR 53 (Sunset Avenue). The site contains 4 parcels totaling approximately 157 gross acres and consists of mix of housing types totaling 707 housing units. Staff notes the concept plan says 710 housing units but the count totals 707. Future land use applications may include: oo Comprehensive Plan Amendment to Utility Staging Area o Move one (1) parcel (PID #07-31-22-22-0001) from Stage l B (2025- 2030) to Stage IA (2018-2025) oo Environmental Assessment Worksheet (EAW) oo Rezone property from R, Rural to PUD, Planned Unit Development oo PUD Development Stage Plan/Preliminary Plat oo PUD Final Plan/Final Plat This staff report is based on the following submittals: oo Concept Plan Submittal Narrative prepared by Integrate Properties, LLC dated December 13, 2021 oo ALTA Survey prepared by Alliant Engineering dated October 29, 2021 oo Robinson Property Concept Plan prepared by Alliant Engineering dated December 13, 2021 oo Robinson Property Concept Plan -Site Rendering Graphic prepared by Alliant Engineering dated December 13, 2021 oo Robinson Property Surrounding Area Map prepared by Alliant Engineering dated December 13, 2021 ANALYSIS History In October 2006, a concept plan for Robinson Lakes was reviewed at a Council Work Session. The concept plan included 680 acres of Robinson property located both north and south of Main Street. The plan included a residential mix of single family homes, multi -family and active adult multi -family. Lakes, open space and greenway system with parks and trails were incorporated throughout the development. Unfortunately, due to the onset of housing recession, this project never moved forward. Current Proposal The current proposal includes 157 acres of Robinson property that is south of Main Street. The applicant is proposing the following mix of residential unit types: Housing Type Lot Width # Units Single Family Lots = 65 ft 98 Single Family Lots = 55 ft 82 Single Family Lots = 50 ft 83 Townhomes (Back to Back) = 28 ft 64 Townhomes (Row) = 24 ft 100 Multi -Family Housing = (14 buildings x 20 units) TBD 280 TOTALjig707 Single family detached home neighborhoods are located in the northwest section and southeast quadrant of the site. The townhome neighborhood is centrally located on the east side. A gated multi -family rental neighborhood and clubhouse are located in the northeast quadrant of the site. Trails, sidewalks, stormwater ponds and lakes are included throughout the development. The entire site will be mass graded in one (1) phase to create stormwater ponds and lakes. Neighborhood construction would be phased. Mass grading anticipated to start Winter 2023 with home construction anticipated to begin July 2023. Full build will be phased over 4 to 5 years. Please see the attached applicant's narrative for a detailed description of the project. Existing Conditions The predominant existing land use is agricultural related to Robinson Sod Farm. The MLCCS classification is sod on hydric soils. Public ditch ACD 10-22-32 and private ditches drain the site south. Wetlands appear to be located along the ditch corridors. A majority of the site is in the floodplain and mitigation will be utilized for stormwater management (lakes and ponds), creation of a multi -functional greenway system (parks and trails) and providing fill for house pads, streets and other upland areas. A 100ft wide pipeline easement and a 90ft wide transmission utility bisects the southeast quadrant of the site. Surrounding Zoning and Land Use Direction Zoning Current Land Use 2040 Future Land Use North R, Rural Agricultural Mix of Residential Densities South PUD (Century Agricultural Medium Density Farm North) East R, Rural Rural Residential High Density & Low Density FR, Farm LDR, Low Density West Residence Wetland/Open Space Residential (City of Blaine) Surrounding land uses include medium density single family detached homes and townhomes to the south in Century Farms North. Larger rural residential lots exist to the east and to the southeast along Carl Street. Comprehensive Plan and Housing Density The 157 acre site has multiple land use designations per the City's 2040 Comprehensive Plan creating somewhat of a checkerboard patterned look. These land uses include low density, medium density, high density and planned residential/commercial. Per the 2040 Comprehensive Plan, the site is located in Planning District 2 and includes Planned Residential/Commercial areas. The Comprehensive Plan states: oo "Planning District 2 includes Planned Residential/Commercial areas. o The Robinson Farm and Main Street site is planned to accommodate an 80/20 percent mix of residential and commercial. While allowed in all areas, commercial development will be required in at least one quadrant. To ensure implementation the City may choose to rezone land to a compatible neighborhood commercial zoning district upon completion of a corridor plan. A Master Plan for the Main Street Corridor between Sunset Avenue and 4th Avenue should be completed." It is important to note the 80/20 percent mix is related only to the approximate 40 acres of land guided for Planned Residential Commercial. The Robinson Farm and Main Street site referenced in the Comprehensive Plan includes property on both the north and south side of Main Street. The subject site for this PUD Concept Plan proposal is only on the south side of Main Street and would not necessarily require a commercial component. The following chart summarizes the site's general density range per gross and net acres: 2040 Comprehensive Plan Gross Acres Net Acres Allowed Units per Acre Allowed # Units Low High Low j High Low Density Res 77.4 64.5 1.6 3.0 103 194 Medium Density Res 19.9 17.8 4.0 6.0 71 107 High Density Res 39.8 35.7 6.0 8.0 214 285 Planned Res / Comm 19.9 17.8 8.0 10.0 143 178 TOTAL 157.1 135.8 531 764 GROSS DENSITY 3.4 4.9 NET DENSITY 3.9 5.6 The preliminary density ranges would be 3.9 to 5.6 units per net acre which equates to 531 to 764 housing units. The applicant is proposing 707 housing units which is consistent with the density range. It should be noted that net acreage will be re -calculated based on post -development during the preliminary plat process. al Gateway Per the 2040 Comprehensive Plan & Planning District 2, a gateway shall be planned and created on the south side of Main Street (CSAH 14) at Sunset Road (CR 53). Rezoning The property is currently zoned R, Rural. The property would need to be rezoned to PUD, Planned Unit Development in order to allow for a variety of lot widths and housing types. The applicant would need to provide additional public benefit in order to be considered for PUD zoning. Examples could be open space, enhanced greenway corridor, wetland restoration, additional wetland buffers, higher architectural & building standards etc. Zoning and Land Use Current Zoning R, Rural Current Land Use Agricultural Future Land Use per Low density, Medium density, High density and 2040 Comp Plan planned residential/commercial Utility Staging Area Stage IA (2018-2025) Stage 1B (2025-2030) Zoning Requirements and Standards Baseline/Conventional Zoning Districts As with any PUD, the City starts with the conventional zoning district as the baseline. The following chart provides the 2040 Comprehensive Plan -Land Use Designation and the coinciding Baseline/Conventional Zoning District: 5 2040 Comp Plan Land Use Gross Acres Coinciding BasGne/ Conventional Zoning District Housing Type Lot Width (ft) Lot Depth (ft) Lot Size (st) Low Density Res 77 R-1, single Family single family 80 135 10,800 R-IX,SingleFa Executive single farnily 90 135 12,825 R-2, Two Farnily Residential single family 60 125 7,500 R-2, Two Family Residential two-family (unit lot) 50 1 150 7,500 Medium Density Re 20 R-2, Two Farnily Residential single family 60 125 7,500 R-2, Two Family Residential two-family (unit lot) 50 150 7,500 R-3, Medium Density Residential two-fa(unit lot) 50 140 1 7,000 R-3, Medium Density Residential max. 8 unit townhome 24 NA NA High Density Res 40 R-4, High Density Residential two -fa (unit lot) 50 120 6,000 R-4, Higb Density Residential townhome or other multi -family NA NA CIA Planned Res/Comm 20 R-4, High Density Residential two-family (unit lot) 50 120 6,000 R-4, High Density Residential townhome or other rn ahi-family NA NA NA TOTAL = 157 Per the subdivision ordinance, minimum lot area for urban lots shall consist of buildable land exclusive of utility transmission easements or water course easements that encumber lot development. The proposed lot widths for the detached single family homes are 50ft, 55ft and 65ft. The proposed townhome lot widths are 24ft. PUD flexibility would be required for the 50ft and 55ft wide single family lots. Setbacks The following chart compares the standard City ordinance requirements to the proposed setbacks. Residential Single City Ordinance Proposed Setbacks Family Requirement Front Yard R-1 = 30ft 25 ft R-2 = 25ft R-1 & R-2 = 5ft garage /lOft house Side Yard 5ft garage/ or 1Oft house 7.5ft/7.5ft Side Yard Setback to R-1 = 30ft 25ft Right of Way R-2 = 25ft Setback to County Road 40ft 50ft Townhomes City Ordinance Proposed Distance 0 Private driveway length 25fta 22ft Private driveway width 26ft 24 ft back to back Building separation loft 20ft 'The R-2 district requires a 25ft house setback which would provide a 25ft long driveway More detailed information is required to analyze each lot in regards to lot sizes, lot widths and depths and setbacks. PUD flexibility would be required to allow for reduced setbacks. Building Design Standards The applicant's narrative includes renderings of the proposed housing products. More detailed information will be required to fully analyze each housing product. The building design standards of the residential zoning districts shall be used as the starting baseline for each housing product in regards to floor area, utility area, garages etc. Subdivision Ordinance Blocks and Lots The proposed development provides a mix of single family lots, townhome lots and multi -family building lots. The lots vary in width, depth and lot size as may be allowed per the PUD flexibility. Outlots would contain wetlands, buffers, stormwater ponds etc. Per City Code Section 1001.097 (1) Length. The maximum length of blocks shall be 1,500 feet and the minimum length 400 feet. Blocks over 900 feet long may require pedestrianways at least ten feet wide at their approximate center. The use of additional pedestrianways to schools, parks and other destinations may be required. Per the 2040 Parks, Greenways and Trails System Plan, local and regional trails are proposed along both the north and south side of CSAH 14 (Main Street). Additional pedestrian ways shall be included to CSAH 14 (Main Street) to provide connectivity to the development. Pedestrian connection and trails to Sunset Avenue are provided at the street and northwest corner of the site. The existing house at 7902 Sunset Avenue should be incorporated into the development as large 2 acre lot. A ghost plat shall be submitted as part of the preliminary plat process. Connection of the existing house to municipal utilities shall be evaluated. Streets and Alleys CSAH 14 (Main Street) is Principal Arterial road. CR 53 (Sunset Avenue) is a Major Collector road. Internal roads are local roads intended to serve the site. 7 Per the City's 2040 Transportation Plan and Planning District 2: oo Plan for the extension of Sunset Road (CR 53) north to Pine Street. Development of the Robinson property to the north of Main Street will need to consider this extension. oo Continue to implement the Main Street (CSAH 14) Access Management Study. oo Work with Anoka County on the creation of a new full -access intersection on Main Street at a new road at the 200 block. The concept plan provides a new Main Street full access near the 200 block and is consistent with Access Management Study and the City's Transportation Plan. oo An east/west minor collector road extending to 4th Avenue is required. Per the 2040 Transportation Plan and the Access Management Plan, Robinson Drive is shown to extend east to 4th Avenue as the east/west minor collector. This serves as an important backage road to Main Street (CSAH 14), provides connectivity and efficient emergency response between neighborhoods, and distributes traffic throughout the area. The concept plan shows Robinson Drive extending to the east lot line; however, due a large wetland complex, connection to 4th Avenue at this location may not be viable and it may have to shift north or south. An additional east/west connection to 4th Avenue shall be made at Carl Street. The proposed development shall provide a road connection south to Carl Street and the 2 cul de sacs shall be connected. This would be similar transportation design practices implemented with the Saddle Club development and the connection of Fox Road and the St. Clair Estates connection to Hokah Drive and Sioux Lane. The Carl Street connection is also supported by Lino Lakes Public Safety -Police Division and Fire Division in order to provide faster and more direct emergency response to the entire area. This street connection is further supported by the following City Code Sections: § 1001.096 LAND REQUIREMENTS. (2) Proposed subdivisions shall be coordinated with surrounding properties and/or neighborhoods so that the city as a whole may develop efficiently and harmoniously. § 1001.100 STREETS AND ALLEYS. (3) Streets, continuous. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic N. conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. The access road onto CR 53 (Sunset Avenue) shall be evaluated by Anoka County. Staff Comments: oo Local road right-of-way shall be a minimum of 60 ft wide. oo Cul de sacs shall not exceed 500 ft in length and bulbs shall meet City standards. oo Additional road right of way along CSAH 14 and CR 53 may be required. oo Access and connection to Carl Street shall be evaluated. oo A traffic study shall be required. oo Anoka County Highway Department is in receipt of the concept plan and will provide additional comments on the development. oo More trails shall be incorporated throughout the development. oo Noise impacts shall be evaluated as part of an EAW. Easements Staff Comments: oo Standard drainage and utility easements at least 10 feet wide shall be provided along all lot lines. oo Drainage and utility easements shall also be dedicated over stormwater management facilities. oo Conservation easements and wetland buffers shall be required over wetlands and greenway corridors. Stormwater Management and Erosion and Sediment Control The concept plan shows several stormwater management facilities and ponds throughout the development. A stronger multi -purpose greenway corridor incorporating trails, stormwater management, floodplain, ditches, open space shall be incorporated into the development. Pedestrian ways/sidewalks/trails shall be included throughout the development, to CSAH 14 (Main Street) and to CR 53 (Sunset Avenue) to provide connectivity throughout the development. The existing trail in Century Farm North near 7836 Century Trail shall extend to the east into the development. Deeper rear yard buffers along the stormwater ponds and lake shall be incorporated. Utilities Public water, sanitary and storm sewer utilities will be installed within the development. The site is located in Sanitary Sewer District 2 (Sub -district 2I). Flow is collected southward to MCES Meter M211 and Gravity Interceptor 8361 along North Road which passes southwest through Circle Pines. I The site is located in Utility Staging Area lA (2018-2025) and 1B (2025-2030). By resolution, the Council may move the one (1) parcel from Stage 1B (2025-2030) to Stage IA (2018-2025) Municipal water and sanitary sewer utilities to serve the development exist along Robinson Drive and Century Trail in Century Trail North. Parks, Greenways and Trail Plan Per the City's 2040 Parks, Greenways and Trails Plan, this development is within the Century Farm and Behm's Park service areas. A trail to Robinson Drive currently exists between proposed Lots 30-31. A greenway corridor is required along the north -south ditch and an east -west section. The City's Park Plan and Central Anoka County Regional Trail Plan require a regional trail along the south side of CSAH 14 (Main Street). This shall be provided. A proposed on -street bike route is shown along CSAH 53 (Sunset Avenue). The City will require cash in lieu of land dedication. Any required trail construction costs will be credited from the total payment in lieu. A stronger multi -purpose greenway corridor incorporating trails, stormwater management, floodplain, ditches, open space shall be incorporated into the development especially leading into Century Farm park. Pedestrian ways/sidewalks/trails shall be included throughout the development, at a midway point to CSAH 14 (Main Street) and to CR 53 (Sunset Avenue) to provide connectivity throughout the development. The existing trail in Century Farm North near 7836 Century Trail shall extend to the east into the development. A regional trail shall be constructed along the south side of CSAH 14 (Main St). Tree Preservation and Landscaping A Tree Preservation Plan and Landscape Plan in compliance with Section 1007.043 (17), Required Screening, Landscaping and Buffer Yards shall be submitted. Additional landscaping may be required as a condition of the PUD. Environmental Review Record An Environmental Assessment Worksheet (EAW) is required. The threshold computation of unattached units (263) and attached units (444) is greater than one (1). Wetlands Wetlands appear exist along the ditches. A wetland delineation report is required with a PUD Development Stage Plan/Preliminary Plat submittal. Wetland buffers consistent 10 with RCWD regulations (50 ft wide average, monument signs etc.) may be required as part of the PUD. Floodplain The 2015 FEMA Floodplain Map indicates Zone A flood plain on a large portion of the site. Floodplain management shall be incorporated into the overall design of the site. Staff Comments: oo A Base Flood Elevation is required to be determined, using detailed methods acceptable by the Federal Emergency Management Agency (FEMA). oo A FEMA CLOMR and LOMR are required for this site. oo The CLOMR shall be submitted with a PUD Development Stage Plan application. Shoreland District The subject property is not located within the Shoreland Management Overlay District. Additional City and Government Agency Review Comments Anoka County Anoka County Highway Department provided comments in the attached email. Anoka County Parks Department recommends the regional trail along the south side of Main Street be installed with this development. Lino Lakes Public Safety The Police Division supports connection of Carl Street, recommends a traffic study, turn lanes and reduction in speed limit along Main Street. The Fire Division also supports the Carl Street connection to improve response times to the entire area. Environmental Board The Environmental Board reviewed the PUD concept plan on January 4, 2022. General comments included the need for multi -functional greenway system, wider wetland buffers and diverse mix of native plants. City Engineer The City Engineer provided comments in the attached letter dated January 5, 2022. 11 PUD Development Stage Plan/Preliminary Plat The City's review and comments on the concept plan's relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. A land use application for PUD Development Stage Plan/Preliminary Plat shall be required. The developer should have a neighborhood meeting prior to submittal of a PUD Development Stage Plan/Preliminary Plat. RECOMMENDATION Staff is requesting feedback from the Planning & Zoning Board. 1. Should a Master Plan for the Main Street Corridor between Sunset Avenue and 4th Avenue be required? 2. Thoughts on PUD flexibility for lot widths, lot sizes and setbacks? ATTACHMENTS 1. Site Location and Aerial Map 2. 2040 Future Land Use Plan Map 3. 2006 Robinson Lakes Concept Plan 4. 2021 Concept Plan Submittal Narrative 5. ALTA Survey 6. Concept Plan 7. Concept Plan -Graphic Rendering 8. Concept Plan and Surrounding Area 9. WSB City Engineer Memo dated January 5, 2022 10. Environmental Coordinator Memo dated January 5, 2022 11. Anoka County Highway Department email dated January 7, 2022 12 Robinson Property -Site Location &Aerial Map nQ 41, dfl . nom _00 4 It I -4 4, 4 pfy 4,N/ . . . . . . . .... !F AW k ry AL 44*1 Parcels A • CITY 0 F LN0OL 0 KES A -A JO 7 .ADM ir I i n = 600 ft N A December 21, 2021 Map Powered By DataLink vvsb Robinson Property-2040 Land Use Plan C .'Q Q7 m 125th Ave NE r 1241h Ln NE Ll' m c _P.1 z x m � z 4n m a Aft Ln a m E Robinson Dr 123rd Ln n w r z m b�$ a c a N � �= r° Q � ar Carl St Sherwood Ln 121 st Ave N E Greenwood Ln A• GjrQ � prairie View PI f ¢ Century �t WSB & Associates �r C 1 T F D F LINOLAKES Parcels Land Use - 2040 Permanent Rural Urban Reserve Low Density Residential Low Density Mixed Residential Medium Density Residential High Density Residential Planned Residential / Commercial Office Residential Signature Gateway District Commercial Town Center Business Campus Industrial Civic and Institutional Parks and Open Space Private Airfield 1 i n = 600 ft N A December 21, 2021 Map Powered By DataLink WSb ..�,. •; ",i. t 4 L F �. . ,u .�� ;-� e .' °. � WETLAND WF. TLAND ;�t � W ' 6' Y. j, � a �� v �)�� u�'::, • E \ WE Y WE (LAND ' �1 !-1 SINGLE FAMILY �. LAKE SINGLE FAMILY LAKE MULn FAMILY oft 1 ;l .Y MULn t� FAMILY INGLE AMILY SINGLE FAMILY POND •, �'',. SINGLE ,u,, _ � F^AHK FAMILY -�. a �,,,.,-' :' !. I' SINGLE `'� FARK 31NGLE - FAMILY "AMILY - FAMILY 1 r S LAKE LAKE SINGLE FAMILY SINGLE FAMILY �.,-� r �, � _ I v i eC I`G�'/4� ' I t �� ti L � �. a y ti', i '>` � �� I �� i, , 1'I{I I .. di 1 � 3-i-��rL* k'�—I I : I*�' GROSS AREA: f 80 ACRES L,,. �' � PROPOSED ZONING: PUD �`, PROPOSED LAND USE: LOW DENSITY RESIDENTIAL ''j F PROPOSED NUMBER OF UNITS: t1,300-1,700 I PROPOSED GROSS DENSITY: 2-3 UNITS/ACRE PROPOSED NET DENSITY: 3-4 UNITS/ACRE ,I L ��: ',_, "I OPEN SPACE DATA: �, . PROPOSED UPLAND OPEN SPACE/PARK AREAS: f65-75 ACRES��i IL.,, . I PROPOSED PONDING: t725-140 ACRES ' n ( '�, LARGE ERISnNG WETLAND AREAS: t20 ACRES ;j^• �. CLUBHOUSE AND NEIGHBORHOOD RECREATION AREA: f4 ACRES . '� TOTAL OPEN SPACE: f215-240 ACRES (32-35% OF SITE) I I •� " ,d PROPOSED TRAIL• t7 MILES I:7 ` � R ' . _ _ r Arnv� AnuLr � 1+''�- �nvE A ULT ' POND FUND MULn FAMILY - � - F'APIc -�, �C � POND 1 { - `, ,. I . t,.r I I , n 17 C �.I _ _ I I, .,. AC .. ADULT 1 ? I - ��� � ��'. �_c i I Fn ,r 1- ,•� �I, �� (�:. I! � it , 4' I �� I. '�. , I I � �, +' �a i ! tl, I" I�. �� 7.. . CONCEPT PLAN SUBMITTAL NARRATIVE ROBINSON PROPERTY Lino Lakes, Minnesota December 13, 2021 -- a�ill, 1--/ it-�4 �2 .., 27 z� 9 CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 1 of 13 Integrate Properties, LLC is pleased to submit the Concept Plan for the Robinson Property south of Main Street. We are interested in obtaining feedback and direction from the Commissions, City Council and City Staff as the development of this property will leave a legacy in the community. Included in this narrative are key items from the City Checklist. DEVELOPMENT TEAM / CONSULTANTS: Attorney: Mr. Jeremy Duehr Fredikson & Byron, PA 200 South Sixth Street, Suite 4000 Minneapolis, MN 55402 Surveyor: Mr. Peter Goers, PLS Alliant Engineering, Inc. 733 Marquette Avenue, Suite 700 Minneapolis, MN 55402 Land Planning: Mr. Mark Rausch, PE Alliant Engineering, Inc. 733 Marquette Avenue, Suite 700 Minneapolis, MN 55402 Engineering: Mr. Mark Rausch, PE Alliant Engineering, Inc. 733 Marquette Avenue, Suite 700 Minneapolis, MN 55402 Wetlands: Mr. Mark Kjolhaug, PWS Kjolhaug Environmental Services, Inc. 2500 Shadywood Road, Suite 130 Orono, MN 55331 Environmental: Mr. Kevin Hoffinan Braun Intertec 11001 Hampshire Avenue South Minneapolis, MN 55438 Geotechnical: Mr. Henry Vloo, PE Braun Intertec 11001 Hampshire Avenue South Minneapolis, MN 55438 CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 2 of 13 PROPERTY / DEVELOPMENT SITE INFORMATION: Legal Description: Parcel A The Northeast Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. AND The Northwest Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, EXCEPT the south 250 of the west 250 feet thereof, Anoka County, Minnesota. AND The Northwest Quarter of the Northeast Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. AND The Southwest Quarter of the Northeast Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. Abstract Property Parcel B The south 250 of the west 250 feet of the Northwest Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. Address: 310 Main Street, Lino Lakes, MN. PIDs: Parcel A: 073122220001 = 37.5115 acres 073122210001 = 39.8440 acres 073122120001 = 39.7865 acres 073122130001 = 39.9127 acres Total Acres "A": = 157.055 acres Parcel B: 073122220002 = 1.4356 acres Total Acres. 158.4903 ac CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 3 of 13 Existing Site Description The development site is currently in use as part of the Robinson Landscaping, Inc. sod farm agricultural use. The property also includes a residence and buildings used for operation of the sod farm. The site topography is very flat with multiple ditches to provide drainage and an irrigation source. The property is bound by Main Street (CSAH 14) to the north and Sunset Ave (CR 53) to the west. We have been working with the Anoka County Highway Department regarding their right of way needs for each roadway and to request preliminary feedback on potential roadway access points. The County has indicated roadway access will be made available to the property, and provided a general guideline for locating new access points as depicted on the Concept Plan. Additionally, the County has requested 75-feet of Right of Way dedication from the centerline of Main Street and 60-feet of Right of Way dedication from the centerline of Sunset Avenue; both requests are depicted on the Concept Plan. Other roadway access points have been provided to the property through the Century Farm development to the south at Cardinal Way, Robinson Drive, and Century Trail. Additionally, a pedestrian trail has been stubbed to the property from Century Farm Addition to the south, just west of the Cardinal Way street connection. Adequate public water and sanitary sewer is available to the property from Century Farm development to the south at Cardinal Way, Robinson Drive, and Century Trail. The development site has been historically used for agriculture and currently has no significant tree removal required to construct the development. Braun Intertec performed a Geotechnical Evaluation Report, dated November 29, 2021, on the site. The results are summarized below, with peat levels ranging from 0.5-feet to 8-feet in depth and water levels ranging from 4-feet to 9-feet in depth. Table 1. Subsurface Profile Summary. Strata Soil Type - ASTM Classification Range of Penetration ftesistaroms Commentaryand Details Mostly peat with lesser amounts of organic clay, lean Topsoil j clay, and silty sand. Swamp PT, QL, CL, NIA Thicknesses at boring locations ranged from alaout SM 112 to 81/2 feet, Deposits Black and dark brown in color. ■ Moisture condition generally moist_ ■ Mixture of poorly graded sand, poorly graded sand Alluvial 5Pr SP-SK 2 to 14 BPF with silt, silty sandy sandy silt, and siIt- Deposits SM, ML Generally brawn to gray in color. ■ Moisture condition generally moist to wet_ "Abbrevlations deflned in the attached Descriptive Term Inology of Sall sheet. CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 4 of 13 Land use and Zoning Designations tions The development property is guided for several different land uses within the City's 2040 Comprehensive Plan including: • Low Density Residential • Medium Density Residential • High Density Residential • Planned Residential/Commercial. Land uses for properties adjacent to the site are guided with consistent uses: • To West: City limits with Blaine (Lino Lakes land use N/A) • To North: Includes a similar combination of all 4 land uses on the development site • To East: High density residential and low density residential • To South: Medium density residential and low density residential. The development site is currently zoned entirely as R - Rural. The requested zoning for the site will establish a PUD zoning for the entire development site, compatible and consistent with the City's goals and objectives for the property. The zoning for the properties abutting the site include: • To West: City limits with Blaine (Lino Lakes zoning N/A) • To North: R - Rural • To East: R - Rural • To South: PUD (mixed residential neighborhood) DEVELOPMENT FEEDBACK REQUEST The applicant proposes to provide the City of Lino Lakes with a residential development that includes a variety of housing options catering to all spectrums of consumers from millennials to empty nesters to satisfy the market demand. These housing styles will be grouped together within clusters or pods as follows: • 50-feet wide single-family lots • 55-feet wide single-family lots • 65-feet wide single-family lots • Row style townhomes • Back-to-back style townhomes • Structured multi -family housing The development will create substantial ponding and lake areas that will be an amenity to the various housing types proposed within the project. The main County ditch system will be preserved and protected while the newly created ponding and lakes will provide for stormwater management goals and infrastructure improvements to the adjacent offsite roadway. CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 5 of 13 The allowable density range for the property is depicted below in the table by both Property ID and by the Comprehensive Plan Guidance. The density ranges from a minimum of 531 units to a maximum of 764 units at full development. R=NSON FARM: 501-11TH OF MAIN STREET ZPQQCWlPr@h*nSiVr Plan • ig-nd 11$* DMSkVAl 210S 0RGANIIFV 8Y Pi0 PID 11511apAl Zoning Comp Plan GI Acres NekAaea Ili}wo Uniks per Acne Allowed A Un& Low High 1pw High 07-31-22-22 0001 1 A, Rural Law Density Res 37.5115 32 44SI -.5 3.0 -.2 17 p7-31-22 Z1 1 d R Rarst n+6edWm oenso lies 25L76 9.9610 9.9795 c.,:} r.i; 54 2 R. Rural High Density Res SCOA 19.9220 17-9571 6.0 v C :;R 144 .1 R, RuriI Plpaneok4g1(:amm (2596f 9.9610 $.)784 ;{.r} 67-31-22.1Z•0001 7 IC Rural Medium DenSO Res (25%1 9.9466 8.8574 C ? 53 o Ik Purse High dense 11es -W%) 19.8933 17-7149 f,,:} ;; r, 142 5 R. Rural Planned ties j Comm 25961 9,9466 8,874 S : 0 ] 89 -31-22-i3-0001 d R, Rural Low Density Res 39-9127 32-0610 LU % NIFF OFFAL 257,11W 13SJ4499 431 764 GROSS DENSITY 3 , 4,9 NET DENSITY 3y 5.6 aRCAN=8YC126980#,A IVEPL N GLJOVANCE pPlan GFossAcres Net Acres Allowed Units per Acre Allowed it Units Low High Low High Law Density Res 77.4 64.5 1.b 3-0 1.03 194 MCdiumPCnSikxRcs 19,9 17.8 4,0 6.13 71 1137 High Density Res 31.8 35-7 6.0 $_U 214 285 PIa nned Rus I Comm 1.9,9 17,8 6,0 10.0 143 178 11 AL 157.1 135A 531 7ti+1 GROSS DENSITY 3 a {, NET DENSITY R9 5.E DMft r moos arc boWd upon Wet Ao" #Grass ACIP5 - ROW - WE E1045) The proposed Concept Plan provides for a total of 710 units on the site, which falls within the density range for the property provided in the 2040 Comprehensive Plan. The Concept Plan provides for the following diversification of housing types totaling the 710 units: • 65-feet wide Single Family Lots: 98 • 55-feet wide Single Family Lots: 82 • 50-feet wide Single Family Lots: 83 • Row Townhomes: 100 • Rowhomes (Back to Back & Row): 64 • Structured Multi Family Housing: 280 • TOTAL HOUSING UNITS: 710 UNITS We believe the proposed development plan is consistent with the City of Lino Lakes goals for the property. The following is a summary of primary project elements currently proposed: CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 6 of 13 • 710 new housing units with a variety of types, sizes and affordability. • Infrastructure improvements to adjacent County roadways. • Public right of way dedication for Main St (CSAH 14) and Sunset Ave (CR 53). • Preservation of most of the onsite ditch/wetland areas. • Wetland buffer creation in accordance with requirements where necessary. • HOA maintained community. • Extension of sanitary sewer and water main for future development to the north and east. • Installation of stormwater management facilities to provide volume control, water quality and rate control for runoff from the new roadway surfaces prior to discharge. • Extension of public trailways and sidewalks for pedestrian connectivity. • Extension of collector roadways for regional transportation use. • Comprehensive development landscape plan with perimeter fencing and landscaping. HOUSING TYPE EXAMPLES 50' wide sinizle-family lots CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 7 of 13 55' wide single-family lots: CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 8 of 13 65' wide single-family lots: CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 9 of 13 Row style townhomes: 11 CONCEPT PLAN SUBMITTAL ROBINSON PROPERTY -mw-- -*A December 13, 2021 Page 10 of 13 11= ,Il`! �1= F'IV ., -:�._,. `'ram � • _ TIMING/PHASING/STAGING The entire site will be mass graded in one phase to allow for the creation of the storm water ponds and lakes. Development of the neighborhood clusters with utilities and streets will be completed in multiple phases based on market demand. Mass grading is anticipated to begin Winter 2023 with the first phase of utilities and streets completed by July 2023. Home construction is anticipated to begin July 2023 with a full build out of the community taking place over four to five years. CONCLUSION The applicant respectfully requests feedback and direction on the concept plan and planned unit development from the Commissions, City Council and City Staff. We believe the concept plan will allow for a residential land use consistent with City's goals and objectives for this area and create a community that will enhance Lino Lakes and the surrounding area. CONCEPT PLAN SUBMITTAL December 13, 2021 ROBINSON PROPERTY Page 13 of 13 ou -Q°- ou -ter- err- -O UU N I%4 CD COR. SEC 7, n0 I T. 3/, R. 22 n0 as . as8.o _ n0®- n0 - - �897 897.9 _- 899.0 �98.9 - - - XBW6- =n0 n0 n0 ' - - -- 988 - 9.4 - 9.2 L 899.3 899.4 / �900.3 �900.2 �y00.1- �900.1 90o.0 - - - - -- - I I - PUBLIC ° 11 598.53 BIT SURFACE 900 S -G �901.2�9012 �901- -G _ 00.9 -- - - - - - MAIN STREET C.S.A.H. NO. 14 0 c9 3 896.9 F § T' 48" RCP BIT SURFACE I ti NVVCOR. 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OF THE NW X/a�4.3 OF THE NE 114 OF 93.4 SEO 7, XT896,3/, R.X2S�s.8 X896.2 X896.2 X89 5" PVC SAN STU INV=880.49 891.8 X895.7 X895.7 Xe r.o X895.7 X895.5 X OF PROP. LINE o _ _ NV N=897.52 \ m 60 NV E-897.36 CARDINAL WAY ROBINSON DR (PUBLIC) / 11-9-2021: TOP OF DITCH ADDED n r r -I- l i\ n (PUBLIC) \ n -I r r- n r n n i\ r -I- I� -I- I /\ I I I I I I I \ 12 10 2021: PARCEL B ADDED Y F-- /-\ I F-< I �� F% i ��I �-\ l PROPERTY R•P DESCRIPTION I Parcel A 1. The basis of bearings based on Anoka County Coordinate System NAD (96 Adj.) O SET CAP IRON MONUMENT 44110 0 WELL G GAS The Northeast Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. • FOUND IRON MONUMENT EM ELECTRIC METER D SANITARY SEWER 2. All distances are in feet. AND A SET NAIL 44110 GM GAS METER >> STORM SEWER 3. The property has vehicular access to Main Street via gravel drives. Q ANOKA CO. C.I.M. EM ELECTRIC METER I WATERMAIN The Northwest Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, EXCEPT the south 250 of © COMMUNICATION BOX FH1 HAND HOLE `0 FIBER OPTIC the west 250 feet thereof, Anoka County, Minnesota. 4. The locations of existing public utilities on or serving the property are depicted based on Gopher State One Call Ticket No. 212651615, 212651616, 212651617 & 212651618, available city maps, records and observed evidence OS SANITARY MANHOLE ❑F FIBER OPTIC BOX ou OVERHEAD UTILITY AND locations. Lacking excavation, underground utility locations may not be exact. Verify critical utilities prior to construction ❑ CATCH BASIN O SANITARY CLEAN OUT E UNDERGROUND ELECTRIC The Northwest Quarter of the Northeast Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. or design. -& POWER POLE ) SIGN -X-X- FENCE AND 5. Benchmark: Anoka County benchmark no. 2009, located in the NE 1/4 of Sec. 7, T. 31, R. 22, on the SW corner of C-- GUY WIRE EM ELECTRIC METER GRAVEL Main Street (C.S.A.H. No. 14) and Fourth Ave located on the NE corner of the fiberglass pad for the electric box and GUY POLE a CULVERT - - - - - - - EDGE OF WATER/DITCH The Southwest Quarter of the Northeast Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. has an elevation of 902.805 ft (NAVD 88). LIGHT POLE MAILBOX EDGE OF TREES Abstract Property 6. The area of the above described property is: X WATER VALVE ® BOLLARD :; '•• ; CONCRETE 6,903,837 square feet or 158.490 acres -6- FIRE HYDRANT - - TOP OF DITCH Parcel B Area minue R/W: 6,627,639 square feet or 152.150 acres The south 250 of the west 250 feet of the Northwest Quarter of the Northwest Quarter of Section 7, Township 31, Range 22, Anoka County, Minnesota. 1 NY 0 50 100 200 SCALE IN FEET Q N N SHEET 1 OF 3 SHEETS LEGEND O SET CAP IRON MONUMENT 44110 • FOUND IRON MONUMENT SET NAIL 44110 Q ANOKA CO. 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'`- -- -- - --- _� "'"°"\ a Lm ,-T ki , -1a J� AN, Ap.JIP SITE DATA 1 �/1 AREAS: 157.054 acres (Per ALTA Survey) + 1.4356 acres ryio:ms,zzzz000zl LEG EN D TOTAL GROSS AREA OF CONCEPT: 158.490 acres DEVELOPMENT BOUNDARY — '� r I • 1 ,� WETLANDS: DITCHES - PUBLIC & PRIVATE PER SURVEY PROPOSED RIGHT OF WAY N. 1 CONCEPT PLAN DETAILS: PROPOSED LOT uNES •+.7�� - �!- 4 • LOCAL PUBLIC ROAD TYPICAL SECTION = 60' ROW, 30' B-B PROPOSED SETBACK _ PARKWAY TYPICAL SECTION = 1 00'ROW, 20' BB w/ 20 MEDIAN". EAST -WEST COLLECTOR - 66' ROW, 36' BB PUBLIC ROADWAY 1 _ 1,.�,.+•- - - - - - PRIVATE DRIVE ROADS = 24' BB TOP BACK CURB/ROAD EDGE/STRIPING . :+'C" _,• r RESIDENTIAL SINGLE FAMILY ASSUMPTIONS i-t {�' - ' i a •• 25' FRONT YARD SETBACK PRIVATE ROADWAY •• 5/10 OR 7.5/7.5' SIDE YARD SETBACK TOP BACK OF CURB •• 25SIDE YARD SETBACK TO ROWy- ' L•. - + r - •• 50' SETBACK TO COUNTY ROADS (SINGLE FAMILY) SETBACK 8' PUBLIC TRAIL+ _ WETLAND ONSITE ASSUMED AS HIGHEST CLASSIFICATION • TOWNHOME /ROWHOME DETAILS s' PUBLIC SIDEWALK. �. •• 22. MIN. DRIVEWAY •• 20, MIPROPOSED POND AREAN. BUILDING SEPARTION •• 24' BB PRIVATE DRIVES 65' WIDE LOTS °• s' i. LOT SUMMARY 55LOTS: WIDE - -� 65' WIDE LOTS = 98 50' WIDE LOTS !t ' 55' WIDE LOTS = 82 y •' •. ��' y j r ' 50' WIDE LOTS = 83 BACK -BACK ROWHOMES �. t ^' .-. 1�T" ROWHOMES (BACK TO BACK AND ROW) = 64 ROW TOWNHOMES = 100� Z. �,' ROW TOWNHOMES ► t• MULTI FAMILY HOUSING = 280 - TOTAL HOUSING UNITS = 710 UNITS MULTI -FAMILY HOUSING (CONTINENTAL)Ai ROBINSON PROPERTY - CONCEPT PLAN LINO LAKES, MINNESOTA x ;': Ap". _ • 1 e, QO=U��U w ' ® z • 0 75 150 300 e9 SCALE IN FEET N REVISION DATE: 12-13-2021 (>iaMnv 733 Marquette Ave, Ste 700 Minneapolis, MN 55402 612.758.3080 MAIN A L L I A N T 612.758.3099 FAx www.alliant-inc.com uq - - -- �~ EXISTING DITCHF-T — 8 7 6 5 28 27 26 25 24 23 22 21 20 19 18 17 16 15 14 13 12 11 10 9 4 41 40 39 38 37 36 35 34 33 32 31 30 29 42 3 nI — c 2 51 _ _ — — — -- +^ 78 79 80 81 _ 82 — — 59 60 61 fit 63 64 65 66 67 75 76 77 Dc 50 43 44 45 46 47 48 51 1 v I 49 50 fib 74 I 58 49 I 52 r 69 57 73LLJ 1 48 53 + 56 70 72 �n + 52 47 53 54 54 55 71 55 96 97 98 2 95 46 LAKE 3 8.0 ACRES POND t 45 56 POND 2.7 ACRES 94 4 + 59 58 57 .3 ACRE 44 + 93 5 92 43 81 91 I 80 82 6 I 42 fig 70 ' 7 — � _ 60 68 71 79 83 90 / I fit 8 67 72 78 84 89 fit 87 9 s 41 ` 38 37 63 74 75 76 77 85 8fi 88 ,� fi4 65 fib 73 36 10 40 39 — _ -- — ❑� C 35 11 v I 34 13 12 + �n 33 11 18 17 16 15 14 + o j I 32 3111 30 29 28 f 27 26 25 24 23 22 21 20 19 POND 11 + + 11 � 0.5 ACR . C CARDINAL WAY ROBINSON DR (PUBLIC) — - (PUBLIC) ........ - - - - - - - - - - AM - - - ' - ram- • . r 'S z �.;i '7 ''f t U - � � �. � � � v � . ova � • ��e�r..=.,�<:�r.: ir.�t�r - _: ©w cc I a 00 0 I 0 I 4 cLuSHOUse — 1 g� 1 im: m f r----1- _r cn �w zcr oQ a- c� t Map I Bills � Qr 46 + — ' 47 1 CLUB 48 2 ' 49 3 CC 50 4 51 Cb 5 82 ' 52 45 6 81 ' 53 44 7 I 80 54 43 1 55 8 79 8 56 42 9 + 78 1 41 �1 9 57 10 77 / 40 11 76 POND 58 39 �+ 5.3 ACRES / 59 38 Q� � 12 I 75 60Crs 37 13 74 AT y Aw 14 73 6116 71 + 15 1 72 62 35 co 17 I 70 / 66 65 64 fi3 fib fi7 / 34 . !` `s� .ter •4 33 Al' 19 32 i 2fi 27 28 29 30 31 w _ off 0 �' 20 21 22 / 23 24 25 It Awl :fir '• .1. i - �,. of '+ `j * ` r r r 4 CARL STREET (PUBLIC) I 9n fe ru fe er6es,UC LINO LAKES,MN r S CARL STREET (PUBLIC) ALLIANT 12-3-Luz E 4 �� m■� iu::r' �,. a �--- l IAII�r u u�t•� 1 ', '',,,.,ram "'0� \ -Y � � i '�+ I 8 "� I-'� �_ •� I t "*5m��ti • y .r I. -a. '7 A: I �I *} o _ @d ii— Tlow, r 41 '�J _ ' ' fie` - .f� +� • �R�+L.+ I I i "o -,X 'I LEGEND ` �� rl► - - _ r I DEVELOPMENT BOUNDARY r1 /1 r1 1 w I n /1 \ 1 r1 r1 /1 r1 r• r1 T\/ n I l r% r% o% l I \ I r% 1 01% It I LINO LAKES, MINNESOTA N REVISION DATE: 12-10-2021 733 Marquette Ave, Ste 700 Minneapolis, MN 55402 612.758.3080 MAIN A L L I A N T 612.758.3099 FAX EN GIN EERING www.alliant-inc.com wsb Memorandum To: Katie Larsen, City Planner, City of Lino Lakes From: Diane Hankee, City Engineer, City of Lino Lakes Date: January 5, 2022 Re: Robinson Property Concept Plan WSB has reviewed the Robinson Property Concept Plan for a 710 unit PUD prepared by Integrate Properties, LLC and submitted on December 13, 2021. The site is located south of Main Street (CSAH 14), east of Sunset Avenue (CSAH 53), and north of Robinson Drive and Carl Street. An Environmental Assessment Worksheet was not provided and should be completed for this site. Engineering • Erosion Control & Grading The proposed Robinson Property project would require mass site grading, appurtenant erosion control, and a SWPPP. Stormwater Management The Robinson Property is drained by a series of private ditches and roadway ditches west of Sunset Avenue (CSAH 53) and south of Main Street (CSAH 14) that tie into Anoka County public ditch 10- 22-32 (ACD 10-22-32). ACD 10-22-32 flows south through the Robinson Property to Carl Street. ACD 10-22-32 continues south under Carl Street and ultimately discharges to Marshan Lake. Anoka County should review the preliminary drainage design and site access concurrent to the City's preliminary plat reviews. Most of the site is within the City's General Floodplain District (FEMA Zone A) and, according to the Geotechnical Evaluation Report cited in the Concept Plan Submittal, groundwater levels range from 4-feet to 9-feet in depth. The applicant will be required to meet all City of Lino Lakes ordinances and RCWD rules for surface water management. The Robinson Property is in the Marshan Resource Management Unit (RMU) according to the City of Lino Lakes 2018 Local Water Management Plan (WMP). The WMP noted several issues within the Marshan RMU, including the following issue pertinent to the Robinson Property: "ACD 10-22-32 is ineffective for future urban runoff volumes." (Appendix B). A strategy for mitigating this issue specific to the Robinson Property noted in the WMP was: "Proposed master community plan for sod fields" (Appendix B). In addition, the WMP identified existing and future flooding and pollutant loading concerns within the RMU, including Marshan Lake and adjacent wetlands and ACD 10-22-32 (Table 2-21). WMP Goal 4.1 is to "Provide adequate storage and conveyance of runoff to protect public safety and minimize property damage." To address the City's flooding concerns in accordance with this goal, implementing stormwater rate and volume control practices where feasible throughout the Robinson Property will be critical. Sufficient freeboard must be provided for proposed structures above the seasonal high groundwater levels and floodplain elevations in compliance with City Ordinance Chapter 1102 (Stormwater, Erosion and Sediment Control) and RCWD Rule C (Stormwater Management). Ditch conveyance capacity along Sunset Avenue (CSAH 53) and Main Street (CSAH Ms. Katie Larsen 1 /5/2022 Page 2 14) should be maintained and street entrance ditch crossings should utilize large and/or multiple pipe or box culverts. City and RCWD regulatory floodplain management requirements will also need to be met (See Floodplain below). WMP Goal 7.2 is to "Ensure that well -planned, quality residential... development accommodates the City's projected growth needs and occurs in a manner that also conserves and enhances the City's natural resources and amenities." To assist the City in meeting this goal, the applicant should provide the following for the proposed stormwater ponds and lakes: 1) shoreline geometry that more closely resembles natural bodies of water, 2) buffers for natural vegetation and high-water level bounce, 3) areas for future maintenance activities (e.g., pond/lake dredge material removal and dewatering) and 4) differentiation of the water quality and quantity function, goal, and design of both. Water Supply The existing properties are identified as a Stage 1A and 1B Planned Service Areas in the 2040 Comprehensive Plan. There is existing 12-inch diameter ductile iron pipe (DIP) water main along Robinson Drive and Century Trail south of the site and a 8-inch DIP water main on Carl Street (west cul-de-sac). There is a 10-inch DIP water stub for the Robinson Property off of Cardinal Way and two 12-inch diameter DIP water main stubs at the intersection of Robinson Drive and Century Trail. It is feasible to extend the water main to service the proposed lots. However, the size of the water main will have to be determined and the water main will need to be looped through the site. All proposed units will be required to connect to the City's water system. • Sanitary Sewer The existing properties are identified as a Stage 1A and 1B Planned Service Areas in the 2040 Comprehensive Plan and they are located in the 21 sanitary sub -district. There is existing 12-inch diameter polyvinyl chloride (PVC) sanitary sewer along Robinson Drive and 15-inch diameter PVC sanitary sewer along Century Trail. A sewer stub extends to the north from the manhole at the intersection of Robinson Drive and Century Trail with an invert of 879.78. There is a sanitary manhole at the north end of Cardinal Way with an invert of 883.18. The sanitary sewer on Cardinal Way is 10- inch diameter PVC. Inverts are according to record plans for the Century Farms North development. The 2040 Comprehensive Plan identifies future 10-inch diameter and 15-inch diameter trunk lines within the site. The 2040 Comprehensive Plan also identifies future forcemain along Sunset Avenue (CSAH 53) to the west of the site and future 10-inch and 12-inch trunk lines along Main Street (CSAH 14) north of the site. All proposed units will be required to connect to the City's sanitary sewer system. • Transportation The Robinson Property is located south of Main Street (CSAH 14), east of Sunset Avenue (CSAH 53) north of Robinson Drive and east of Century Trail. The concept plan includes an extension of Century Trail from Robinson Drive to Main Street (CSAH 14), extension of Robinson Drive to the east property line, a connection from the site to Robinson Drive at Cardinal Way and a new street access to Sunset Avenue (CSAH 53) between Robinson Drive and Main Street (CSAH 14). The following summarizes the data and analysis from the city's 2040 Comprehensive Plan. Robinson Property Concept Plan Engineering Ms. Katie Larsen 1 /5/2022 Page 3 Functional Existing Existing Projected Projected Roadway Classification ADT Roadway 2040 Post Recommended Improvements section ADT 2040 ADT Main St Principal 8,400 2-lane 13,700 28,000 Widen to a 4-Lane section (CSAH 14) Arterial Sunset Ave Major 2,400 2-lane 2,900 9,000 (CSAH 53) Collector Minor Extension as a 2-lane section Robinson Dr Collector na 2-lane na na from Century Trl to 4th Ave to Wood Duck Trl Minor Extension as a 2-lane section Century Trl Collector na 2-lane na na from Robinson Dr to Main St (CSAH 14) Cardinal Local na 2-lane na na Connection to development Way local street Complete east/west connection Carl St Local na 2-lane na na and connection to development local street (currently not included in Concept Plan) Based on the review of the Concept Plan the following was concluded: • The Concept Plan is generally consistent with the Transportation Section of the City's 2040 Comprehensive Plan. • The completion of Carl Street and a connection to the proposed site development streets should be included with the development plan. • A Traffic Impact Study (TIS) should be completed to document the traffic operational and safety impacts of the proposed development. The analysis would determine the turn lane and traffic control needs at the adjacent intersections and site access streets. • A second access to the multi -family area should be provided. • The City's Comprehensive Plan identifies two trail segments and a greenway through or adjacent to the proposed development. One provides a connection adjacent to Century Trail from the existing trail along Robinson Drive and the other is a new trail through the site from Century Farms North Park to the Main Street (CSAH 14) at Sunset Avenue (CSAH 53) intersection. These trails should be included as part of the Concept Plan. • Wetlands The site includes wetlands along the ditches and in the area north of Carl Street. An approved wetland delineation will be required. The applicant will need to work with RCWD for Wetland Conservation Act regulations. • Landscaping The landscaping will be reviewed with future submittals. • Floodplain Most of the site is within the City's General Floodplain District (FEMA Zone A). A Base Flood Elevation will need to be determined and approved by FEMA. A LOMR will be required. RCWD will require floodplain mitigation. • Drainage and Utility Easements Per City Code, the City requires 10-ft wide drainage and utility (D&U) easements along plat Robinson Property Concept Plan Engineering Ms. Katie Larsen 1 /5/2022 Page 4 boundaries and along lot lines. Drainage and utility easements along lot lines are allowed to be centered on common rear and side lot lines. All trails will be required to be within D&U easements at the time of platting. Separate trail easements will need to be documented after the plat has been approved. The right-of-way for local collector roadways, Century Trail and Robinson Drive, shall be 66-ft wide. All other local roads shall have designated right-of-way that is 60-ft wide. 00 Development Agreement A Development Agreement will be required with the final platting process. • Stormwater Maintenance Agreement A Stormwater Maintenance Agreement will be required with the final plat. Public facilities will be covered by the City's Programmatic Maintenance Agreement. • Permits Required 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for Construction 3. Minnesota Pollution Control Agency Sanitary Sewer Extension Permit 4. Minnesota Department of Health 5. Rice Creek Watershed Permit 6. Anoka County Right -of -Way and Access Permit 7. USACE for Wetland Alteration 8. FEMA LOMR If you or the applicant has any questions regarding these comments, please contact Diane Hankee at (651) 982-2430 or dhankee(a-)linolakes.us. You may also contact Kelsey Gelhar at (612) 709-4897 or kgelhar(a-)wsbeng.com. Robinson Property Concept Plan Engineering Ile CITY OF LQ� KES To: Katie Larsen From: Andy Nelson Environmental Memo Date: January 5tt', 2022 Re: Environmental Board Comments/January 4t', 2022/Robinson Property The Environmental Board, at their January 4t", 2022 meeting, had the following recommendations for Robinson Property Concept Plan: 1. A multi -functional, cohesive Greenway System plan shall be incorporated into the development, including trails, open space, natural areas, wetland and buffers, stormwater management features, and floodplain management. 2. A diverse mix of native plants and plants beneficial to pollinators shall be utilized wherever possible and/or practical. This should include vegetative buffers around wetlands and stormwater management features, and also in required open space and landscape plantings. 3. Wider native vegetation buffers should be included adjacent to ponds, including on rear lot lines. 0 Page 1 From: Brandon T. Ulvenes To: Katie Larsen Cc: Logan J. Keehr; Jane Rose; Nicholas Dobda; Jerry J . Auge; Sean Thiel; Jason Orcutt; Jack Forslund Subject: ACHD Preliminary Comments on Robinson Development Date: Friday, January 7, 2022 12:24:15 PM Attachments: image001.Dng imaae002.pnna Caution: This email originated outside our organization; please use caution. Good Afternoon — Per your request, our development review team has a look at the concept plans for the Robinson Property along Main St (CSAH 14). Below are our preliminary comments and thoughts on this site. Please note that when ready, the preliminary plat will still be required to go through the standard formal review process at the County. The County has some concerns with the proposed access points onto CSAH 14 and CSAH 53. Due to the magnitude of the development being proposed, a traffic impact analysis will need to be completed for the development area for Anoka County review and approval. It will need to take into account the directional distribution of the trips to be generated, access spacing, intersection sight distance, intersection operations, safety, intersection control alternatives, recommended geometric improvements, right-of-way needs and impacts, intersection queuing, levels of service, impacts of delays, etc. on the county highways and intersections that will be impacted by this development. The traffic impact analysis should also ensure that the proposed access scheme will be compatible with any potential future development projects north of CSAH 14. The traffic impact study should define a functional intersection control type for the new street access points onto the county highway system, whether they are roundabout, right-in/right-out, three-quarter, or signalized intersection with full turn lanes. (Please note, the County has an unfunded project identified in our 5 Year HIP for the construction of a single lane roundabout at the intersection of CSAH 14 and CR 53, targeted for 2024. We had concerns regarding safety and operations of this intersection, even without the added traffic from this proposed development). Also note that per standard, the costs to implement the recommendations are typically borne by the developer. Some specific concerns and feedback we have are: • The proposed full access onto CR 53 appears to be too close to the existing access for Robinson Dr. It is our recommendation that one of these accesses would need to be a RI/RO. As proposed, the two full access locations do not meet County spacing guidelines. Whether the full access is at Robinson Dr or the newly proposed access is up to the City. Construction of a NB right turn lane and SB left turn lane would be required at the full access intersection on CR 53. 9 The County advises that construction of a trail should be considered along both CSAH 14 and CR 53 for the length of the site and that the City consider further trail construction beyond the limits of this development for logical tie-ins to the existing city street and trail network for users. Depending on the future section of CSAH 14, the trail may need to be located in a separate easement outside of the County R/W. • The City should also give consideration to including sound walls in the development agreement since there is a possibility that CSAH 14 will be reconstructed as a divided 4 lane road at some point in the future, necessitating a noise analysis and likely noise walls if federally funded. • The proposed connection from the ring -road to the extension of Century Trail is likely too close to CSAH 14 and will need to be shifted farther to south, as NB traffic queues at CSAH 14 may back-up through the intersection. The traffic analysis will likely verify this. • As noted above, a roundabout is currently planned for the intersection of CSAH 14 and CR 53. We have placed a few roundabout concept footprints at the intersection and determined that the proposed R/W dedication is not sufficient. From our preliminary review, we recommend the NW corner of the site should include a triangular R/W chamfer with 80' legs from the current proposed ROW intersection. If the traffic study proposes a roundabout at the new, western street access, then we would like a similar dedication on that corner, as well. As depicted on the concept plan, 60' of R/W along CR 53 and 75' along CSAH 14 should be adequate for future County highway reconstruction. • Utility relocation along CSAH 14 and CR 53 should be anticipated, and the County will require that utility coordination and relocation plans be included in the approved development plans for this project. County staff should be included in the utility relocation meetings for this project. • Internal site grading for the development is not to commence until the required ACHD Engineering Plan Review approvals are received and applicable permits can be issued. We appreciate the opportunity to review this development at a concept plan level. Please reach out to Logan Keehr or myself if you have any questions or would like to meet and discuss. We look forward to working with you on this project. Thanks, Brandon T. Ulvenes Anoka County Highway Department Direct — (763) 324 • 3159 Office — (763) 324 • 3100 brandon.ulvenesl@co.anoka.mn.us NOTICE: Unless restricted by law, email correspondence to and from Anoka County government offices may be public data subject to the Minnesota Data Practices Act and/or may be disclosed to third parties.