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HomeMy WebLinkAbout08/10/2022 P&Z Packet CITY OF LINO LAKES PLANNING & ZONING BOARD MEETING Wednesday, August 10, 2022 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. PLEDGE OF ALLEGIANCE 3. APPROVAL OF AGENDA 4. APPROVAL OF MINUTES: July 13, 2022 5. OPEN MIKE 6. ACTION ITEMS A. PUBLIC HEARING: Kwik Trip Conditional Use Permit B. PUBLIC HEARING: Belland Farms Second Addition Preliminary Plat and New Horizon Academy Conditional Use Permit C. PUBLIC HEARING: Rehbein Site Development Prep Conditional Use Permit 7. DISCUSSION ITEMS A. Lake and Main Redevelopment, Michael Grochala B. Zoning Ordinance Update (Architecture, Rural Cluster and Summary), Michael Grochala C. Robinson Sod Farm EAW Update, Michael Grochala D. Project Updates 8. 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 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 July 13, 2022. Mr. Kennedy was absent from the meeting and has resigned from his position effective, July 13, 2022. II. PLEDGE OF ALLEGIANCE III. APPROVAL OF AGENDA The agenda was approved as presented. IV. APPROVAL OF MINUTES: Mr. Vojtech made a MOTION to approve the May 11, 2022 meeting minutes. Motion was supported by Mr. Evenson. Motion carried 5 – 0. Chair Tralle abstained. Mr. Vojtech made a MOTION to approve the June 22, 2022 work session meeting minutes. Motion was supported by Mr. Evenson. Motion carried 5 – 0. Chair Tralle abstained. V. OPEN MIKE Chair Tralle declared Open Mike at 6:33 p.m. There was no one present for Open Mike. Mr. Wipperfurth made a MOTION to close Open Mike at 6:34 p.m. Motion was supported by Mr. Vojtech. Motion carried 5 – 0. Chair Tralle abstained. DATE: July 13, 2022 TIME STARTED: 6:30 P.M. TIME ENDED: 9:13 P.M. MEMBERS PRESENT: Paul Tralle (Chair), Isaac Wipperfurth, Nathan Vojtech, Michael Root, Perry Laden, Neil Evenson STAFF PRESENT: Michael Grochala, Katie Larsen, Harrison Maxwell Planning & Zoning Board July 13, 2022 Page 2 DRAFT MINUTES VI. ACTION ITEMS A. Otter Crossing 2nd Addition Final Plat Ms. Larsen, City Planner, presented the staff report. The applicant, Tyme Properties, LLC, submitted a land use application for the final plat of Otter Crossing 2nd Addition. The plat creates two (2) commercial lots. Tidal Wave Auto Spa will be constructed on Lot 1, Block 1. The June 13, 2022 City Council staff report and resolutions detail the site and building plan review and conditional use permit for the car wash. Lot 2 is for future commercial development. Staff recommended approval of the final plat for Otter Crossing 2nd Addition subject to conditions listed in the staff report. Board Comments Mr. Root asked if the site and building plan review of lot 2 would happen at the staff level or if it would come before the Planning and Zoning Board. Ms. Larsen said it depends on the project. She then stated that if a project is a permitted straight use, then that review is done at staff level but the Board would be provided with a project update. She further elaborated by stating, if a project requires a Conditional Use Permit, that the Board would be involved. Mr. Laden made a MOTION to recommend approval of Otter Crossing 2nd Addition Final Plat subject to conditions listed in the staff report. Motion was supported by Mr. Evenson. Motion carried 5 – 0. Chair Tralle abstained. B. Watermark 5th Addition PUD Final Plan/Final Plat Ms. Larsen, City Planner, presented the staff report. Watermark is a 372-acre master planned residential community consisting of 692 single family lots and 172 townhome units totaling 864 housing units. The applicant, Lennar, submitted a Land Use Application for Watermark 5th Addition PUD Final Plan/Final Plat. The plat proposes 97 single family lots and 7 outlots. Staff recommended approval of Watermark 5th Addition PUD Final Plan and Final Plat subject to conditions listed in the staff report. Board Comments Mr. Vojtech asked if fifteen (15) parking spaces is enough for the proposed HOA clubhouse and if parking would spill over into public park at times. Planning & Zoning Board July 13, 2022 Page 3 DRAFT MINUTES Ms. Larsen said that for a community center style clubhouse that fifteen stalls (15) would be the minimum requirement. Mr. Laden asked if on-street parking is permitted on Watermark Way. Ms. Larsen said that on-street parking is permitted on Watermark Way. Mr. Root asked what is compelling the applicant to provide a parking area for the public park and proper landscape buffer on the lot line that is adjacent to a single-family home. Ms. Larsen further stated that all comments from Staff must be addressed prior to building permits being released. Chair Tralle asked if, “buffer” is the new word for, “berm”. Ms. Larson said no, not necessarily. She further stated that for screening purposes, a buffer could be a berm, a six (6) foot fence, a variety of tree species, or a combination thereof. Mr. Root made a MOTION to recommend approval of Watermark 5th Addition PUD Final Plan/Final Plat subject to conditions listed in the staff report. Motion was supported by Mr. Vojtech. Motion carried 5 – 0. Chair Tralle abstained. C. 6966 and 6970 Lake Drive Lot Combination Variance Ms. Larsen, City Planner, presented the staff report. The property owners of 6966 & 6970 Lake Drive, Robert and Carol Stanek, submitted a Land Use Application for a variance from State and City zoning and shoreland requirements to combine the two contiguous (2) nonconforming lots. Staff recommended that the 6966 and 6970 Lake Drive Lot Combination Variance not be granted. Board Comments The board discussed why the subject lots needed to be combined back in 2013, when the Staneks purchased them, because the Lots were zoned (R-1). Ms. Larsen stated that the subject lots would have still been considered nonconforming because they were not served by sanitary sewer. Mr. Grochala said that if two adjacent parcels were in separate ownership, then they could be built on if they met the minimum requirements for nonconforming use. Planning & Zoning Board July 13, 2022 Page 4 DRAFT MINUTES Ms. Larsen expounded that the subject nonconforming lots were both held in ownership and therefore needed to be combined. Chair Tralle asked why adjacent nonconforming parcels, when held under ownership, become non-buildable. He further elaborated that he understands the goal is to bring the subject lots into conformance, but the subject lots will never be conforming. Ms. Larsen acknowledged that Chair Tralle is correct, that the subject lots will never be entirely conforming. She then stated that if the subject lots were combined that they would be closer to conformance, which is always the goal. Chair Tralle wondered if the City will be able to split the subject lots once they are combined. Ms. Larsen states that they could be split once sanitary sewer and water are available and the lots are rezoned to (R-1) or (R-1 X). The Board and Staff discuss when sanitary sewer and water will be available in the area. Ms. Larsen said it is in the City’s current staging area but Staff could not estimate when exactly it will be available. Public Comments Robert Stanek, Carol Stanek, and Courtney Stanek were present and spoke to the board on their own behalf. Mr. Vojtech made a MOTION to recommend approval of 6966 and 6970 Lake Drive Lot Combination Variance subject to conditions listed in the staff report. Motion was supported by Mr. Laden. Motion carried 4 – 2. D. Villas on Vicky PUD Concept Plan Review Ms. Larsen, City Planner, presented the staff report. The applicant, Ranger Development, submitted a land use application for PUD Concept Plan review. The proposed residential development is located on a 5-acre parcel west of CSAH 23 (Lake Drive) and south of Vicky Lane. The concept plan proposes 23 single family detached townhome villas. The applicant is proposing varying lots sizes, setbacks, and building design standards that would require PUD flexibility. Board Comments Board comments included: • General support for the single level villas housing product • Needs public benefit for PUD zoning o Open space o Higher architectural quality Planning & Zoning Board July 13, 2022 Page 5 DRAFT MINUTES • Concern regarding number of lots • Use R-2 zoning as baseline zoning • Potential parking issues due to lack of on-street parking Applicant Comments The Applicants, Jon Blattman and Mitch Spargur, were present and spoke to the board on their own behalf. VII. DISCUSSION ITEMS A. Zoning Ordinance Update – Rural Cluster Development Kendra Lindahl spoke about Rural Cluster Developments. The rural cluster ordinance will allow 8 units per 40 acres when utilizing individual septic systems and 12 units per 40 acres when utilizing community septic. Staff is recommending the density bonuses as a tool to provide landowners with additional development opportunities while preserving land for future development with urban services. B. Project Updates Staff provided verbal updates to the Board on current City projects. VIII. ADJOURNMENT Mr. Wipperfurth made a MOTION to adjourn the meeting at 9:13 p.m. Motion was supported by Mr. Vojtech. Motion carried 6 – 0. Respectfully submitted, Harrison H. Maxwell, Community Development Intern 1 PLANNING & ZONING BOARD AGENDA ITEM 6A STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: August 10, 2022 REQUEST: PUBLIC HEARING for Kwik Trip 1. Conditional Use Permit for Motor Fuel Stations 2. Conditional Use Permit for Commercial Car Wash 3. Site & Building Plan Review CASE NUMBER: CU2022-004 SP2022-003 APPLICANT: Kwik Trip Attn: Jessica Vinson 1626 Oak Street La Crosse, WI 54603 OWNER: 7 Eagles LLC 22220 Monroe Street NW Elk River, MN 55330 REVIEW DEADLINE: Complete Application Date: July 11, 2022 60-Day Review Deadline: September 9, 2022 120-Day Review Deadline: November 8, 2022 Environmental Board Meeting: July 27, 2022 Park Board Meeting: N/A Planning & Zoning Board Meeting: August 10, 2022 Tentative City Council Work Session: September 6, 2022 Tentative City Council Meeting: September 12, 2022 BACKGROUND The applicant, Kwik Trip, submitted a land use application for the construction of a new 11,800 sf Kwik Trip motor fuel station and car wash located at the southwest quadrant of CSAH 23 (Lake Drive) and CSAH 49 (Hodgson Road). The Land Use Applications are for the following: 2 • Conditional Use Permit o Motor Fuel Station o Commercial car wash • Site & Building Plan Review This staff report is based on the following information: • Applicant Narrative prepared by Kwik Trip dated July 8, 2022 • ALTA Survey prepared by EG Rud & Sons, Inc. dated July 5, 2022 • Site Improvement Plans including site plan, civil plan set, and landscape plans prepared by Insites Site Planning and Sunde Engineering dated June 27, 2022 • Architectural Plans prepared by Vantage Architects dated June 21, 2021 • Stormwater Management Plan prepared by Sunde Engineering, PLLC. Dated May 17, 2022 • Traffic Impact Analysis prepared by SEH dated July 8, 2022 • Sound Control Plan prepared by Insites dated May 20, 2022 ANALYSIS Existing Site Conditions The 14 acre site is located in the southwest quadrant of CSAH 23 (Lake Drive) and CSAH 49 (Hodgson Road). The site is currently vacant commercial. The northern portion of the site consists of a heavily wooded area, the central portion is an open field and the southern portion is wetland. Existing soils on site are Type A in upland areas and D in the wetland. Groundwater was encountered at 11 to 21ft below existing grade. The site slopes 12 feet downward from the north side 905 EL towards the southeast 893 EL. Zoning and Land Use This area has been zoned for commercial use since 1958. The parcel is currently zoned GB, General Business and allows for motor fuel stations and commercial car washes as a conditional use. Current Zoning GB, General Business Current Land Use Vacant Commercial Future Land Use per CP Commercial Utility Staging Area 1A=2018-2025 3 Surrounding Zoning and Land Use Direction Zoning Existing Land Use Future Land Use North R-1 Single Family Residential Open Space (road right-of-way) Open Space (road right-of-way) South R-1 Single Family Residential Single Family Residential Low Density Residential East GB General Business Commercial Commercial West R-4 Single Family Residential (City of Circle Pines) Single Family Residential Residential To the west of the site is Pine Hollow, a residential subdivision in the City of Circle Pines. It was platted in 2004. Four (4) single family lots abut the northwest lot line near the proposed Kwik Trip. A privacy fence runs along these rear lot lines. Subdivision Ordinance The lot is an existing lot of record and is not being subdivided. Streets and Alleys CSAH 23 (Lake Drive) is an A-Minor Reliever road and CSAH 49 (Hodgson Road) is an A-Minor Expander road. Per the ALTA Survey, a Highway Easement and Restricted Access exists along Lake Drive and a Street and Utility Easement exists along Hodgson Road. A right-in/right-out with turn lane is proposed at Lake Drive into the site. One (1) full access with turn lane is proposed at Hodgson Road. Staff Comment: 1. An additional 10 ft of street right-of-way is required along CSAH 49 (Hodgson Road) and shall be dedicated to the City via a separate document and exhibit. Per the 2004 Pine Hollow plat, a 60’ x 300’ lot was platted as Frontage Road along CSAH 23 (Lake Drive). The plat dedicated to the City of Circle Pines the right of access onto the frontage road. It was the City of Lino Lakes understanding this would be the access to the subject site off of CSAH 23 (Lake Drive); however, the City of Circle Pines is not allowing access at this location. Easements Staff Comment: 4 1. Standard drainage and utility easements at least 10 feet wide shall be dedicated to the City along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary via a separate document. Public Land Dedication Public land dedication and park fees are not applicable because the lot is not being subdivided. Site and Building Plan Review Site Plan Per applicant’s narrative, “Kwik Trip, Inc. is proposing the construction of a convenience store with an integral single bay carwash and 10 dispenser fueling canopy. The requested hours of operation will be 24 hours for all uses. The type of products that will be sold will be similar to that of our existing stores throughout the mid-west: fresh produce, bakery and dairy, hot and cold food and beverages, fresh meat and groceries, tobacco products, lotto, convenience store merchandise, alcohol, gasoline, E-85, ice and propane. The outside merchandising of products is being requested next to the store (two ice chests and one propane cage) and underneath the proposed main canopy. To ensure that the freshest products are sold in our stores, we request that daily deliveries be allowed.” The building is strategically located in the northeast corner of the site to provide as much separation as possible from the residential neighbors to the west and south. The parking lot is also located on the east and south side of the building near Hodgson Road allowing the building to screen a majority of the parking lot. The front of the building faces south. The fueling station canopies are located south of the building. Five (5) underground fuel tanks are located south of the canopy. The attached car wash is located on the north side of the building. The entrance is on the west and the exit is on the east towards the Lake Drive and Hodgson Road intersection. A vacuum is located along the east lot line. The car wash dryer and vacuum are the furthest distance from the Pine Hollow neighborhood to help alleviate noise concerns. Staff Comments: 1. A sidewalk or trail connection shall be made from the southwest intersection of Lake Drive and Hodgson Road to the parking lot. 2. An 8.5’ wide trail connection shall be made from Sandhill Drive to the parking. The trail to Sandhill Drive will then connect with the City’s existing trail system. Overall, the proposed site plan meets ordinance and performance standard requirements unless otherwise noted. 5 Lot Size and Setbacks GB Requirements Kwik Trip Lot Min. Lot Size 20,000 sf 714,670 sf Min Lot Width 100 ft 337 ft Setbacks-Street Required Proposed Principal Building-CSAH 23 (arterial) 40 ft 40 ft Parking Lot 15 ft 43ft Principal Building-CSAH 49 (arterial) 40 ft 100 ft Parking Lot 15 ft 19 ft Setbacks-Side Lot Line (west) Required Proposed Principal Building (From Residential District) 35 ft 160-200 ft Accessory Building (attached trash enclosure) 10 ft 150 ft Parking Lot/Driveway 10 ft 60 -210 ft Setbacks-Rear Lot Line Required Proposed Principal Building 30 ft 1,000 ft Accessory Building (trash enclosure) 5 ft 1,075 ft Parking Lot/Driveway 10 ft 820 ft The front lot line is along CSAH 23 (Lake Drive). Lot size, lot width and setback requirements are met. Architectural Plans and Exterior Building Materials Per the applicant’s narrative, “the architectural elements in this state-of-the-art building consist of a full brick cladding, standing seam metal roof, store front aluminum openings and stucco accents. Extensive landscaping, modern storm water facilities, monument and wall signage, customer and employee parking, concrete paving with curb and gutter are also included in the overall site design.” The color palette consists of red brick, tan solder course, tan stucco, almond and red fascia. The standing seam metal roof is green 6 City ordinance allows for stucco or EIFS on no more than 30% of the primary front building elevation and no more than 60% of any side or rear building elevation. The primary front elevation faces south and has 3.6% stucco. The rear elevation faces north towards Lake Drive and has 4.7% stucco. The west facing elevation has 0% stucco and the east facing elevation towards Hodgson Drive has 3.5%. The building has a 6” tan soldier course 3ft above the ground around the perimeter of the building creating a bottom and a middle. The hip roof creates a building top. The materials and percentages are compliant with performance standards. The building height is 23ft which is less than the maximum 45ft allowed. The trash enclosure is part of the building along the west elevation. The enclosure is 8 ft in height and has a sandstone color vinyl molding swing gate with minimum 80% opacity. The trash enclosure meet performance standards. The 10 dispenser fuel canopies are located on the south side of the building. The structure is 120’ x 40’. The top of the canopy is 18ft in height and the canopy itself is 3ft in height. An 8” high red channel stripe without LED lights adds a decorative accent. Each canopy support column is wrapped with brick similar to the building. The mechanical equipment is located inside the building. The building will be sprinkled for fire suppression. Sound A Sound Control Plan was submitted showing compliance with MPCA noise levels. NAC Daytime (7:00 a.m. – 10:00 p.m.) Nighttime (10 p.m. – 7 a.m.). 1-Residential L10 = 65 L50 = 60 L10 = 55 L50 = 50 During the one-hour period of monitoring, daytime noise levels cannot exceed 65 dBA for more than 10 percent of the time (six minutes) and cannot exceed 60 dBA more than 50 percent of the time (30 minutes). For reference, 60 dBA is normal speech. The nearest Pine Hollow single family rear lot line is over 350ft from the car wash entrance. The car wash will operate at 49.4 dBA at 300ft from the car wash entrance which is less than both daytime and nighttime allowed levels. The landscape buffer and existing fence will also provide additional sound level mitigation. Outdoor Lighting Per Section 1007.043(6)(d), no light source shall exceed 1.0 foot candle onto right of way or 0.4 foot candle onto adjacent property. Sheet E1, Photometric Site Plan shows all foot candle measurements meet requirements. 7 Light fixtures on the both the building and 16’ high light poles are down lit and cutoff as required by city code. Addition lighting details are provided under the findings of fact below. Off-Street Parking Requirements Per Section 1007.044(6): (k) Motor Fuel Station. At least four (4) off-street parking spaces plus one (1) space for each employee on duty. Those facilities designed for sale of other items than strictly automotive products, parts or service shall be required to provide additional parking in compliance with other applicable sections of this Ordinance. Parking at fuel pumps shall not be allowed to satisfy the parking requirements. Four (4) spaces + six (6) spaces = 10 spaces required. (k) Retail Store and Service Establishment. At least one (1) off-street parking space for each two hundred (200) square feet of floor area. The retail floor area is 4,200 sf. 4,200 sf / 200 = 21 parking spaces required. The site has 42 spaces including 3 ADA spaces. Parking requirements are met for both motor fuel station and retail uses. Grading Plan and Stormwater Management Per the Stormwater Management Report prepared by Sunde Engineering dated May 17, 2022, the proposed stormwater management plan consists of a series of catch basins with storm sewer pipes that route stormwater runoff to on-site pre-treatment devices including an oil skimmer catch basin that flows to a concrete oil and grit separator prior to discharging to the wet detention basin. The wet detention basin will have a clay liner a minimum of 2 feet thick to prevent infiltration and will discharge into the on-site wetland. The wet detention basin meets the City’s and the RCWD’s rules and regulations for water quality volume and rate control. Public Utilities The building will be municipally served by a 10” sanitary sewer main located along Hodgson Road and a 16” watermain located along Lake Drive. Tree Preservation and Mitigation Standards Per the July 27, 2022 Environmental Board staff report: 8 There are 240 tree removals planned for the basic use area. Because these trees are not in environmentally sensitive areas, no mitigation will be required for these removals. There are also no removals planned outside of the basic use area, so no mitigation trees are required. Preservation and mitigation standards are met. Open Areas Landscape Standards The Landscape Requirements sheet notes 221,591 square feet of open space; however, open space is defined as disturbed site areas that are not in the foundation landscape zone, vehicular hardscape area, or building footprint. Staff arrived at an approximate value of 50,000 square feet of open space for the area around the stormwater pond and applicable area on the northwest and northeast perimeters of the site. This approximate value for open space would require 25 large trees and 75 large shrubs. The required number trees will be easily reached through new trees planted and existing trees preserved in applicable areas. 16 large shrub equivalents are included through planting 49 small shrubs along the northeast parking lot perimeter. For the approximate open space value of 50,000 square feet, an additional 59 large shrubs would be required. Open space area shall be recalculated to allow for an accurate count on shrubs required. Buffer and Screen Standards The purpose of this requirement is to separate and buffer different land use types, screen roads and parking, and screen utility and loading areas. Continuous, year-round planting screens require, at the minimum, a double row of plants with triangulated spacing. The west perimeter is shared with a less intense land use (residential) and will require a 6 foot high buffer and screen. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. The northwest and northeast perimeters of the site will require 30 inch buffer and screening due to the parking lot being adjacent to public rights of way. The intent of the ordinance in this case is to block headlights as seen from the streets. This is accomplished with the existing trees that are being preserved on these perimeters, and by the berm and row of new shrubs that will be planted on the northeast perimeter. Buffer and screen standards have been met. 9 Canopy Cover Canopy cover standards call for a minimum of 40% canopy coverage. Canopy coverage values are calculated per tree based on the anticipated size 15 years after planting, and the distance to hardscape edge from the planting location. Vehicular hardscape planned: 66,666 sq. ft. Canopy cover requirement: 26,666 sq. ft. Canopy cover provided: 26,875 sq. ft. Canopy cover requirements have been met. Foundation Landscaping The applicable building faces for this project include the northwest, northeast, and southeast (front) building faces. Building Face Required: Provided Northwest (approximately 100 ft.) 2 large trees 2 large trees (existing) 6 large shrubs 13 medium shrubs (eq. to 8 large shrubs) Northeast (approximately 120 ft.) 2 large trees 1 large tree 1 medium tree 6 large shrubs 10 medium shrubs (eq. to 6 large shrubs) Southeast/front (approximately 100 ft.) 2 large trees 1 large tree 1 medium tree 6 large shrubs 6 small shrubs (eq. to 2 large shrubs) Foundation landscape requirements have not been met with respect to trees on the northeast and southeast faces, or with respect to shrubs on the southeast face. To meet requirements, the medium trees (blue beech) could be switched to large tree species, or the islands could be enlarged to accommodate additional medium trees. Also, additional shrubs will be needed for the southeast building face. Some of the perennial flowers and grasses could be switched for shrubs to meet the requirement. The foundation landscape requirements have not been met. 10 Sod and Ground Cover Standards All areas not otherwise improved in accordance with the approved site plans shall have a minimum depth of 4 inches of topsoil and be sodded, including boulevard areas. Seed may be provided in lieu of sod in certain cases, including when the area is adjacent to natural areas or wetlands. The areas north of the parking lot abutting Lake Drive and Hodgson Road will be stabilized with sod. There will also be a strip of sod along the south perimeter of the parking lot. The disturbed areas created during grading leading from the parking lot to the stormwater pond, and on the high ground around the stormwater pond itself, will be seeded with Mn DOT 35-221, a dry prairie seed mix. A 10 foot aquatic bench near the normal water level of the stormwater pond will be seeded with Mn DOT 34-262, a wet prairie mix of over 30 native plants suitable to the moist conditions. Additionally, this bench will be planted with over 300 pots or plugs of native rush and bulrush species. Note that the city native plant establishment requirements will be in effect for the areas receiving native seed. The sod and ground cover standards have been met. Signage A separate sign permit application shall be submitted prior to signage installation. It should be noted that signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that the individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. Impervious Surface Coverage The allowed impervious surface coverage in the GB, General Business District is 75%. The proposed impervious surface coverage 14% and is compliant. Traffic Study A Traffic Impact Analysis was prepared by SEH dated July 19, 2022. The study analyzed the following intersections: • Lake Drive at Pointcross Drive • Lake Drive at Hodgson Road • Hodgson Road at Existing Driveway 11 Trip Generation Kwik Trip is expected to generate 2,380 new weekday daily trips. The AM peak is 7:15am to 8:15am and PM peak is 4:15pm to 5:15pm. The table below provides a detailed breakdown of land use, peak trips, and pass-by trips. Pass-by trips occur when motorists already on the highway system stop at the development site prior to continuing their intended route. Level of Service Level of Service (LOS) is used to describe the operating conditions and driver delay (measured in seconds) of an intersection. Operations are given letter designations from “A” (best operating conditions) to “F” (worst conditions). City Code Section 1007.020, Site Plan Review and Section 1001.013(2)(c), Premature Subdivision establishes minimum Level Of Service (LOS) requirements. The ordinance states that if the LOS is A or B, the proposed subdivision shall not the degrade the LOS more than one grade. If the LOS is C or D, it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. 2022 No-Build Overall LOS 2022 Build Overall LOS Intersection A.M. Peak P.M. Peak A.M. Peak P.M. Peak Lake Dr at Pointcross Dr A A A A Lake Dr & Kwik Trip Driveway -- -- A A Lake Dr & Hodgson Rd D D D D Hodgson Rd & Rice Lake Professional Center Driveway A A A B The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed development is within the capabilities of the City. 12 CSAH 23 Preliminary Traffic Analysis Study In August 2020, Anoka County prepared a CSAH 23 Preliminary Traffic Analysis of the CSAH 23 corridor from Lexington Avenue to Main Street. Hodgson Road/North Road intersection was analyzed as both a signal and a roundabout. The existing signal system is adequate to address current and future traffic; however, there is some benefit to constructing a roundabout. There is no construction timeframe for any intersection improvements at this time. Environmental Assessment Worksheet An environmental assessment is not required for a motor fuel station and commercial car wash. Wetlands A wetland delineation report was completed by Jacobson Environmental, PLLC on July 12, 2021. A WCA Notice of Decision was issued by RCWD on January 3, 2022. One 5.07 acre wetland as delineated on south end of the site. The wetland is within the Wetland Management Corridor (WMC) and buffers and conservation easements are required. There will be no impacts to the wetland; therefore, no mitigation is required. Staff Comments: 1. A drainage and utility easement at least 10 feet from the delineated wetland shall be dedicated to the City via a separate document. 2. A WMC wetland buffer and conservation easement are required. Shoreland Management Overlay District The site is within the Shoreland Management Overlay District of Rice Lake. The lake is classified as a natural environment lake. The required setback from the ordinary high water level is 150ft. The proposed building is setback is over 400ft. The maximum allowed impervious surface is 60% and the proposed development is 14%. Both setback and impervious surface requirements are met. Floodplain There is no FEMA floodplain on site. Cultural Resources Recent review of the Hodgson Road/Lake Drive reconstruction files identified the existence of an archaeological site within the Hodgson Road right-of-way. A Phase III data recovery report was prepared in July 1996. The report noted that the extent of the 13 site is unknown and recommended that if land adjacent to the site is to be disturbed in the future, the SHPO office should be consulted. Additional City and Government Agency Review Comments Anoka County Highway Department Anoka County Highway Department reviewed the plans and made the following comments: 1. An additional 10ft of right-of-way along CSAH 49 is required. 2. The right in/right out on CSAH 23 and the full access on CSAH 49 are acceptable. 3. The right turn lane on CSAH 23 shall be extended with 300’ of storage and 180’ taper before their access. 4. The applicant shall obtain the required Anoka County Highway Department permits. 5. Signal timing may be adjusted if necessary after construction of the development. City of Circle Pines The City of Circle Pines submitted a comment letter on August 3, 2022. Below are their comments and Lino Lakes staff response comments. 1. A berm with trees should be planted along the west lot line. A berm would require additional trees on site to be removed. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. Buffer and screen requirements have been met. Staff would not recommend an additional berm. 2. Circle Pines has traffic concerns in regards to the right in/right out so close the intersection of Hodgson, North and Lake Drive. Anoka County Highway Department reviewed and approved the right in/right out access. The County and City of Lino Lakes would certainly be open to discussing the opportunity to use the Frontage Road area platted in Pine Hollow as an access to the site. 3. Circle Pines is concerned with lighting and noise impacts. All lighting and noise performance standards are met as noted in this staff report. 4. Circle Pines is concerned about pedestrian safety along Lake Drive as well as the potential for trespassing on the private property in Pine Hollow. Lino Lakes staff would certainly support the City of Circle Pines in constructing a trail along Lake Drive within their municipal jurisdiction to provide a safe pedestrian corridor. 14 Staff would also support the Pine Hollow HOA and residents in extending their existing privacy fence along the lot line on their property if trespassing is a concern. Public Safety Comments The Fire Division notes an additional hydrant shall be located along the curb near the car wash entrance on the northside of the entrance from Lake Drive. The Police Division had no issues that needed to be addressed. Environmental Board The Environmental Board recommended approval of the development proposal at their July 27, 2022 meeting. They emphasized the need for tree preservation and protection, stormwater management and wetland protection. Agreements Stormwater Maintenance Agreement The stormwater facilities on the site will be privately maintained and a Declaration for Maintenance of Stormwater Facilities will be required. Development Agreement and Final Plat The lot is not being platted; therefore, a development is not required. Site Improvement Performance Agreement A Site Improvement Performance Agreement will be prepared by the City. Comprehensive Plan Resource Management System The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP’s such as curb, gutter, and stormwater pond. A wetland buffer declaration and conservation easement will be recorded over the wetlands as well. Land Use Plan The Comprehensive Plan guides this property for commercial use. The proposed motor fuel station with commercial car wash is consistent with commercial land use. Housing Plan 15 The goals and policies of Housing Plan are not negatively impacted by the motor fuel station with commercial car wash. Transportation Plan Goals of the Transportation Plan are to ensure that streets are as safe as possible and to reduce unnecessary traffic. CSAH 23 (Lake Drive) is an A-Minor Reliever road and CSAH 49 (Hodgson Road) is an A-Minor Expander road. These roads have structural capacity to handle the traffic volume of the motor fuel station with commercial car wash. Sanitary Sewer and Water Supply Plan The building will be municipally served by a 10” sanitary sewer main located along Hodgson Road and a 16” watermain located along Lake Drive. The existing sanitary sewer and water supply system have capacity for the new development. Findings of Fact Conditional Use Permit The property is zoned GB, General Business and allows for a motor fuel station and commercial car wash with a conditional use permit. The Planning and Zoning Board shall recommend a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. The proposed Kwik Trip motor fuel station with commercial car wash is consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including Land 16 Use, Utility, Local Water Management, Capital Improvement, Policy and Natural Environmental Plans as detailed in this staff report. 2. The proposed development application is compatible with present and future land uses of the area. The proposed Kwik Trip motor fuel station with commercial car wash is compatible with present and future land uses. The subject site and adjacent parcels are guided and zoned for residential and commercial use. Adequate landscape screening and buffers have been provided on site. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. A Site & Building Plan Review has been completed and the proposed Kwik Trip motor fuel station with commercial car wash meets zoning performance standards with conditions listed in this staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. 17 g. The LOS requirements in paragraphs a. to d. above do not apply to the I-35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed motor fuel station with commercial car wash is within the capabilities of the City. CSAH 23 (Lake Drive) is an A-Minor Reliever road and CSAH 49 (Hodgson Road) is an A-Minor Expander road. These roads have structural capacity to handle the traffic volume of the motor fuel station with commercial car wash. The City does not relinquish any rights of local determination. 5. The proposed development shall be served with adequate and safe water supply. The proposed Kwik Trip motor fuel station with commercial car wash will connect to an adequate and safe municipal 16” water supply. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. The proposed Kwik Trip motor fuel station with commercial car wash will be served by an adequate and safe municipal 10” sanitary sewer system. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. Motor fuel stations and commercial car washes are an allowed use in the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 18 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no known natural, scenic or historic features on the existing site. Specific Conditional Use Permit (CUP) Requirements In addition to the administrative requirements of a conditional use permit, the following specific performance standards of Section 1007.112(8) must also be met: (c) Commercial car washes (drive-through, mechanical and self-service) provided that: 1. The site is serviced by municipal sanitary sewer. The site is served by 10” municipal sanitary sewer. 2. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or areas as to cause impairment in property values or constitute a blighting influence. The architectural appearance and functional plan of the building and site are not dissimilar to the existing buildings or areas and will not cause impairment in property values or constitute a blighting influence. The commercial car wash building meets zoning ordinance architectural and building material performance standards for commercial buildings. 3. Magazining or stacking space is constructed to accommodate that number of vehicles which can be washed during a maximum thirty (30) minute period and shall be subject to the approval of the City Engineer. The average carwash takes 5 to 6 minutes. This would require stacking space for six (6) vehicles. The site plan provides stacking space for 10 vehicles. 4. At the boundaries of a residential district, a strip of not less than five (5) feet shall be landscaped and screened in compliance with §1007.043 (17) of this Ordinance. The commercial car wash is properly landscaped and screened in compliance with City Code Section 1007.043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. 19 5. Parking or car magazine storage space shall be screened from view of abutting residential districts in compliance with §1007.043 (17) of this Ordinance. The commercial car wash parking and car magazine storage space are properly screened from view of abutting residential districts in compliance with §1007.043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south are over 800ft from the parking lot and are screened with additional landscaping and berm. 6. The entire area other than occupied by the building or plantings shall be surfaced with material which will control dust and drainage which is subject to the approval of the City Engineer. The entire area other than buildings and plantings is surfaced with standard duty concrete pavement, heavy duty concrete pavement, or concrete sidewalk. 7. The entire area shall have a drainage system which is subject to the approval of the City. A grading and drainage plan has been reviewed and approved with conditions by the City Engineer and Rice Creek Watershed District. 8. All lighting shall be hooded and so directed that the light source is not visible from the public right-of-way or from an abutting residence and shall be in compliance with §1007.043 (6) of this Ordinance. All lighting is hooded and downlit. A photometric plan and lighting fixtures have been reviewed and are in compliance with City ordinance. 9. Vehicular access points shall be limited, shall create a minimum of conflict with through traffic movement and shall be subject to the approval of the City Engineer. Two (2) driveway access points are proposed into the site that create minimal conflict with through traffic movements. The access points have been reviewed and approved by Anoka County Highway Department and the City Engineer. 10. Provisions are made to control and reduce noise. Provisions have been made to control and reduce noise. Per the submitted Sound Control Plan, the sound on the site is mitigated by distance and vegetation buffer. The trees to the west of the site provide a natural sound buffer for residential zoning. The closest residential property is over 300’ from the proposed car wash. At 300’ the carwash is well below the acceptable level of sound as set by the Minnesota Pollution Control Agency (MPCA). 20 The following specific performance standards of Section 1007.112(8) must also be met: (g) Motor fuel stations provided that: 1. Motor Fuel Facilities. Motor fuel facilities shall be installed in accordance with State and City standards. Additionally, adequate space shall be provided to access fuel pumps and allow maneuverability around the pumps. Underground fuel storage tanks are to be positioned to allow adequate access by motor fuel transports and unloading operations which do not conflict with circulation, access and other activities on the site. Fuel pumps shall be installed on pump islands. a. As a part of the conditional use permit application, a color illustration of all building elevations shall be submitted. A color illustration of all building elevations has been submitted. b. The architectural appearance, scale, and functional plan of the building(s) and canopy shall be complementary and compatible with each other and the existing buildings in the neighborhood setting. The architectural appearance and scale of the proposed building and canopy are complementary and compatible with each other and the other existing buildings in the neighborhood setting. c. All sides of the principal and accessory structures are to have essentially the same or a coordinated harmonious finish treatment pursuant to §1007.043 (2) of this Ordinance. All sides of the principal and accessory structures have essentially the same or a coordinated harmonious finish treatment pursuant to City Code Section 1007.043(2) of this Ordinance. The exterior material of the principal and attached accessory structure (trash enclosure) is brick. d. Exterior wall treatments like brick, stone (natural or artificial), decorative concrete block and stucco shall be used. The motor fuel station uses both brick and stucco as exterior wall treatments. e. Earth tone colors of exterior materials including the canopy columns shall be required. “Earth tone colors” shall be defined as any various soft colors like those found in nature in soil, vegetation, etc., such colors are limited to brown, black, gray, tan, beige, brick red, soft green, soft blue, or white. 21 Exterior materials including the canopy columns consist of earth tone colors. The color palette consists of earth tone tan, almond, red and green. The canopy columns are wrapped with brick similar to the building. f. Ten (10) percent of the building facade may contain contrasting colors. Contrasting colors shall be those colors not defined as earth tones. The canopy may have contrasting color bands or accent lines not to exceed an accumulative width of four (4) inches. The color bands shall not be illuminated. The motor fueling station has a red accent band that makes up less than ten (10) percent of the building’s façade. The canopy has a color band with an accumulative width of eight (8) inches which exceeds the allotted accumulative width of four (4) inches and shall be revised. The color band is not illuminated. 2. Canopy. A protective canopy structure may be located over the pump island(s), as an accessory structure. The canopy shall meet the following performance standards: a. The edge of the canopy shall be thirty (30) feet or more from the front and/or side lot line, provided that adequate visibility both on-site and off-site is maintained. The edge of the canopy is 230ft from the Lake Drive lot line, 70ft from the Hodgson Road lot line, 900 ft from the south lot line and 230 ft from the west lot line, and adequate visibility both on-site and off-site will be maintained. b. The canopy shall not exceed eighteen (18) feet in height and must provide fourteen (14) feet of clearance to accommodate a semi-trailer truck passing underneath. The canopy is 18 feet in height and provides 14 feet of clearance to accommodate a semi-trailer truck passing underneath. c. The canopy fascia shall not exceed three (3) feet in vertical height. The canopy fascia exceeds three (3) feet in vertical height and shall be revised. d. Canopy lighting shall consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the ceiling of the canopy. Total canopy illumination may not exceed one hundred fifteen (115) foot candles below the canopy at ground level. Canopy lighting consist of canister spotlights recessed into the canopy. No portion of the light source or fixture extends below the ceiling of the canopy. Total canopy illumination does not exceed 53 foot candles below the canopy at ground level. 22 e. The architectural design, colors, and character of the canopy shall be consistent with the principal building on the site. The architectural design, colors, and character of the canopy are consistent with the principal building on the site. Both the building and canopy will utilize a color palette of earth tone red, tan, and white and have brick exterior materials. f. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that: i. The individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. The applicant shall revise the canopy plans as noted and submit signage calculations compliant with the 20% requirement. g. Canopy posts/sign posts shall not obstruct traffic or the safe operation of the gas pumps. The canopy posts/sign posts do not obstruct traffic or the safe operation of the gas pumps. 3. Pump Islands. Pump islands shall comply with the following performance standards: a. Pump islands shall be elevated six (6) inches above the traveled surface of the site. The pump islands are elevated six (6) inches above the traveled surface of the site. b. All pump islands shall be set at least thirty (30) feet back from any property line. Additionally, the setback between the pump islands curb face must be at least twenty-four (24) feet. The pump island is 230ft from the Lake Drive property line, 70ft from the Hodgson Road property line, 900 ft from the south property line and 230 ft from the west property line. Additionally, the setback between the pump islands curb face is 24 ft. 4. Dust Control and Drainage. The entire site other than taken up by a building, structure, or plantings shall be surfaced with asphalt, concrete, cobblestone, or paving brick. Plans for surfacing and drainage shall be subject to approval of the City Engineer. Drainage from all fueling areas shall be directed to an oil/grit separator. Minimum design standards for the oil/grit separator shall include the following: a. A minimum of four hundred (400) cubic feet of permanent pool storage capacity per acre of drainage area. 23 Permanent pool storage volume of 884 cubic feet is required and 960 cubic feet is provided. b. A minimum pool depth of four (4) feet. Pool depth is eight (8) feet. c. A minimum oil containment capacity of eight hundred (800) gallons. Oil containment capacity is 3,140 gallons. d. Minimum maintenance/inspection of two (2) times per year and/or after measurable spill events. A measurable spill shall be defined by the Minnesota Pollution Control Agency (MPCA). Any measurable spill event must be reported to the MPCA. Minimum maintenance/inspection of two (2) times per year shall be conducted and/or after measurable spill events. Any measurable spill event will be reported to the MPCA. 5. Landscaping. a. At least twenty-five (25) percent of the lot, parcel or tract of land used exclusively for the gas sales facility shall remain as a grass plot, including trees, shrubbery, plantings or fencing and shall be landscaped. Required minimum green area should be emphasized in the front and side yards abutting streets or residential property. The lot has 86% open space with trees, plantings and wetlands. Screening, landscaping and buffer yards have been provided in compliance with City Code Section 1007.043(17). b. At the boundaries of the lot, the following landscape area shall be required: i. From side and rear property lines, an area of not less than ten (10) feet wide shall be landscaped in compliance with §1007.043 (17) of this Ordinance. The motor fuel station is properly landscaped and screened in compliance with City Code Section 1007.043(17). A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. ii. From all road rights-of-way, an area of not less than fifteen (15) feet wide shall be landscaped in compliance with §1007.043 (17) of this Ordinance. 24 From all road rights-of-way, a 15–35 foot wide landscape buffer is provided in compliance with City Code Section 1007.043(17). iii. Where lots abut residentially zoned property, a buffer yard of not less than twenty (20) feet wide shall be landscaped and screened in accordance with §1007.043 (17) of this Ordinance. The motor fuel station is properly landscaped and screened in compliance with City Code Section 1007.043 (17) of this Ordinance. A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. iv. The property owner shall be responsible for maintenance of all landscaping, including within the boulevard. The property owner will be responsible for maintenance of all landscaping, including within the boulevard. 6. Exterior Lighting. The lighting shall be accomplished in such a way as to have no direct source of light visible from adjacent land in residential use or from the public right-of-way and shall be in compliance with §1007.043 (6) of this Ordinance. A comprehensive lighting plan shall be submitted as part of the conditional use permit application, and shall be subject to the following performance standards: a. Canopy Lighting. Canopy lighting shall only be permitted under the canopy structure, and shall consist of canister spotlights recessed into the canopy. No portion of the light source or fixture may extend below the ceiling of the canopy. Total canopy illumination below the canopy may not exceed one hundred fifteen (115) foot candles at ground level. Canopy lighting consists of canister spotlights recessed into the canopy. No portion of the light source or fixture extends below the ceiling of the canopy. Total canopy illumination does not exceed 53 foot candles below the canopy at ground level. b. Perimeter Lighting. Lighting at the periphery of the site and building shall be directed downward, and individual lights shall not exceed fifteen (15) foot candles at ground level. Lighting at the periphery of the site’s parking lot is directed downward, and individual lights do not exceed five (5) foot candles at ground level. c. Illumination. Maximum site illumination shall not exceed four-tenths (.4) foot candle at ground level when measured at any boundary line with an adjoining residential property or any public property. 25 Maximum site illumination does not exceed four-tenths (.4) foot candle at ground level when measured at any boundary line with an adjoining residential property or any public property. The west lot line and south lot line, which abut residential zoning, limits illumination to zero (0.0) foot candles. The site does not abut any public property. d. Access. Vehicular access points shall create a minimum of conflict with through traffic movement and shall comply with §1007.044 of this Ordinance. Vehicular access points will create a minimum of conflict with through traffic movement and comply with City Code Section 1007.044. The site plans have been reviewed and approved by Anoka County Highway Department and the City Engineer with conditions. 7. Circulation and Loading. The site design must accommodate adequate turning radius and vertical clearance for a semi-trailer truck. Designated loading areas must be exclusive of off-street parking stalls and drive aisles. A site plan must be provided to illustrate adequate turning radius, using appropriate engineering templates. The site design accommodates adequate turning radius and vertical clearance for a semi- trailer truck. Designated loading areas are exclusive of off-street parking stalls and drive aisles. A site circulation plan, Sheet SP0, Site Circulation Plan, has been provided and approved. 8. Parking. a. Parking spaces shall be calculated solely based upon the use(s) and the square footage of the principal building(s). Parking spaces have been calculated solely based upon the use(s) and the square footage of the principal building. Twenty-one (21) parking spaces are required and 42 spaces are provided. b. Parking spaces shall be screened from abutting residential properties in compliance with §1007.043 (17) of this Ordinance. The parking spaces are properly landscaped and screened in compliance with City Code Section 1007.043 (17). A 55ft to 235ft wide buffer of heavily wooded area is provided along the west (side) lot line. A 6ft high privacy fence also exists on the Pine Hollow development along the west lot line near the residential houses. Single family homes to the south (rear lot line) are over 800ft from the parking lot and are screened with additional landscaping and berm. 9. Noise. Public address system shall not be audible at any property line. Play of music or advertisement from the public address system is prohibited. Noise control shall be required as regulated in §1007.043 (10) of this Ordinance. 26 Public address system will not be audible at any property line. Music or advertisement from the public address system is prohibited and shall not be played. Noise control will be provided as regulated in City Code Section 1007.043(10). Provisions have made to control and reduce noise. A Sound Control Plan has been reviewed and approved. The sound on the site is mitigated by distance and vegetation buffer. 10. Outside Storage, Sales and Service. No outside storage or sales shall be allowed, except as follows: a. Public phones may be located on site as long as they do not interrupt on-site traffic circulation, and are not located in a yard abutting residentially zoned property. Public phones will not be provided. b. Propane sales of twenty (20) pound capacity tanks may be located outside provided the propane tanks are secured in a locker and meets all State Uniform Building and Fire Codes. Propane sales of 20 pound capacity tanks are provided and are located outside. Propane tanks will be secured in a locker that meets all State Uniform Building and Fire Codes. Large, bulk sale propane tanks must meet all applicable building and fire code requirements. Large bulk sale propane tanks are not provided on site. c. A compressed air service area may be located on site as long as it does not interrupt on-site traffic circulation. A circulation plan has been provided and the compressed air service will not interrupt on-site traffic circulation. The compressed air service is located near the proposed commercial car wash exit abutting the east lot line landscape buffer. d. Accessory outdoor services, sales, or rental as regulated by §1007.112 (7)(f) of this Ordinance. Accessory outdoor sales are proposed near the building and under the canopy and are compliant with City Code Section 1007.112(7)(f). 11. Litter Control. The operation shall be responsible for litter control on the subject property, which is to occur on a daily basis. Trash receptacles shall be provided at a convenient location on site to facilitate litter control. 27 The operation is responsible for litter control on the subject property, and will occur on a daily basis. Trash receptacles will be provided at convenient locations on site to facilitate litter control. 12. Additional Stipulations. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a formal request finds that the general welfare and public betterment can be served as well or better by modifying or expanding the conditions set forth herein. RECOMMENDATION Staff recommends approval of the Kwik Trip motor fuel station and commercial car wash conditional use permit and site plan & building plan review subject to the following conditions: 1. A Site Improvement Performance Agreement shall be executed. 2. A Permanent Drainage, Utility and Roadway Easement shall be granted to the City and recorded. 3. A Wetland Buffer Declaration and Conservation Easement in favor of RCWD and the City shall be recorded. 4. A Declaration for Maintenance of Stormwater Facilities in favor of RCWD and the City shall be recorded. 5. A separate sign permit application shall be submitted and approved by the City prior to signage installation. 6. The trail extending from Sandhill Drive shall be privately maintained. 7. The development shall be in compliance with the approved plans and conditional use permit criteria at all times. The following comments shall be addressed prior to issuance of a building permit for Kwik Trip: 1. All comments from the City Engineer letter dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator letter dated August 1, 2022 shall be addressed. 3. The applicant shall consult with SHPO prior to site disturbance. Any study or mitigation as directed by SHPO shall be completed in accordance with SHPO guidance. 4. The applicant shall draft the following documents for City review and approval prior to recording: a. Permanent Drainage, Utility and Roadway Easement with exhibit including drainage and utility easements at least 10 feet wide along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary b. Wetland Buffer and Conservation Easement with exhibit. c. Declaration for Maintenance of Stormwater Facilities with exhibit 28 5. Sheet SP1, Site Dimensional Plan: a. Turn lane arrows on the driveways at Lake Drive and Hodgson Road shall be provided. b. A minimum 8.5ft wide trail or 5ft wide sidewalk shall be installed from the Lake Drive and Hodgson Road intersection to the parking lot. c. A minimum 8.5 ft wide trail shall be constructed from Sandhill Drive north to the parking lot between the stormwater pond and wetland. d. The drive aisle between the car wash stacking area and curb shall be a minimum of 24 ft wide. e. The text on the underground fuel tanks is backwards and shall be revised. f. The “layout base line” shall be removed and all measurements shall be made from the “proposed ROW line”. g. Under “Parking Requirements”: i. Include retail square footage used in calculation. ii. The “Parking Provided” shall be revised to show the correct number of spaces provided. h. The Building Heights calculations do not match the architectural plan sheets and shall be revised. i. The note under Building Setbacks-Front shall be revised from 30ft to 40ft. j. Add the building footprint square footage to the plan sheet. 6. Sheet SP1.1, Site Keynote Plan: a. Show location of #11, Bike Rack. 7. Sheet SP2, Grading Plan: a. The berm along Hodgson Road shall not extend into the road right-of-way. 8. Sheet SP4.0, Utility Plan: a. An additional fire hydrant shall be installed along the curb near the car wash entrance on the northside of the entrance from Lake Drive. 9. Sheet SPA, Site Plan with Aerial: a. Add scale. 10. Sheet A001, Store Elevation: a. Add scale. 11. Sheet A002, Canopy Elevation: a. The 3ft canopy measurement does not appear to be correct. b. The canopy fascia shall not exceed three (3) feet in vertical height and shall be revised. c. Signage may be allowed on a detached canopy in lieu of wall signage on the principal structure, provided that the individual canopy sign does not exceed more than twenty (20) percent of the canopy facade facing a public right-of-way. d. The canopy color band shall not exceed four (4) inches in width and shall be revised. ATTACHMENTS 1. Site Location and Aerial Map 2. City Engineer Memo dated August 3, 2022 29 3. Environmental Coordinator Memo dated August 1, 2022 4. Anoka County Highway Department Letter dated August 2, 2022 5. City of Circle Pines Letter dated August 3, 2022 6. Applicant Narrative 7. ALTA Survey 8. Civil and Landscaping Plan Set 9. Architectural Plan Set & Exterior Materials 10. Sound Control Plan 0 300 600150 FeetCSAH 23 (Lake Drive)CSAH 49 (Hodgson Road) Pin e H ollo w 66856685 595951514343 6363 68176817 68186818 66886688 67766776 68086808 67006700 66846684 66926692 68006800 66806680 226226207207 225225 239239 256256 307307 215215 224224205205301301 306306 219219 227227 235235 252252 308308 243243 222222 246246248248 223223 200200 231A231A 233233312312 260260 221221 305305206206 230230 217217213213209209 204204 232232 311311 208208 211211 202202 309309 241241 258258254254 228228 231231 203203 310310 245245 102102 219219 223223 220220 225225 3434 66 201201202202 203203 306306 44 103103 203203 101101 103103 305305 221221 304304 224224 3636 3838 307307222222 308308 309309 206206 3232 205205 5454 303303 88 303303 198198 201201 237237 250250 229229 4040 22 204204 205205 BLUE HERON DRBLUE HERON DRLAKEVIEW DRLAKEVIEW DRSSAANNDDHHII LLLL DD RR Site Location & Aerial MapKwik Trip µ 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: Kelsey Gelhar, WSB Diane Hankee PE, Lino Lakes City Engineer Date: August 3, 2022 Re: Kwik Trip Plan Review 020894-000 WSB reviewed the site plans for the Kwik Trip in Lino Lakes, MN, received July 11, 2022. The site (PID 30-31-22-21-0004) is located at the intersection of Lake Drive (CSAH 23) and Hodgson Road (CSAH 49). Comments were made on the following documents: • ALTA/NSPS Land Title Survey prepared by E.G. Rud & Sons, Inc., dated July 5, 2022, received July 11, 2022. • Preliminary Geotechnical Evaluation Report prepared by Braun Intertec, dated February 24, 2022, received July 11, 2022. • Phase II Environmental Site Assessment prepared by Braun Intertec, dated March 15, 2022, received July 11, 2022. • Site Improvement Plans prepared by Sunde Engineering, dated June 27, 2022, received July 11, 2022. • Stormwater Management Report prepared by Sunde Engineering, dated May 17, 2022, received July 11, 2022. • Kwik Trip Store 1266 Abbreviated Traffic Impact Analysis prepared by SEH, dated July 19, 2022, received July 20, 2022 The following review comments should be responded to in writing by the applicant. Engineering • Grading The Kwik Trip plan includes site grading for the proposed building, the parking lot and entrances, and the stormwater pond. Comments: 1. (8/3/2022) Applicant to review height of berms adjacent to the right-of-way and in parking lot islands for possible sight line issues. Staff is concerned about vehicles turning left onto Hodgson Road (CSAH 49) and moving through the parking lot near the island. 2. (8/3/2022) Applicant to show EOF elevations for the pond and low points around catch basins in the parking lot. There is a potential that City freeboard requirements are not met with these low points. • Stormwater Management Ms. Katie Larsen 08/03/2022 Page 2 Kwik Trip Engineering Review The stormwater on the site flows to either the existing wetland on the south end of the site or to Hodgson Road. The northern portion of the site flows to storm sewer located on Hodgson Road. The middle and south portions of the site flow to the southeast to an existing wetland. All of the stormwater from the site eventually flows to Rice Lake, which is an impaired water located on the north/east side of Hodgson Road. Post-development surface water is proposed to flow to a new wet detention basin. Storm sewer is proposed to collect water from the parking lot and then direct it to the proposed stormwater wet basin. The applicant is proposing to install on-site pretreatment devices, including an oil skimmer catch basin that flows to a concrete oil and grit separator prior to discharging to the proposed basin. The basin discharges to the existing wetland. As proposed, the site will include approximately 1.92 acres of new impervious surfaces including the entrances, parking lot, and rooftop. Groundwater elevations ranged from 882.5 to 884 throughout the site. Existing soils on site are Type A in upland areas and D in the wetland area. Soils consist primarily of alluvial sand soils. The applicant stated that the proposed Kwik Trip is a fueling station and cannot infiltrate based on State and Rice Creek Watershed District (RCWD) infiltration requirements. The site is also within the City’s Drinking Water Supply Management Area (DWSMA) and infiltration is not recommended. The applicant used a HydroCAD model based on the NRCS TR-20 methodology and Atlas 14 rainfall depths to design the storm sewer conveyance system and basin. The site runoff rates for the 2-, 10-, and 100-year rainfall events are summarized in the table below. Pre- and Post- Development Discharge Rates (cfs) Condition 2-Year 10-Year 100-Year Pre-Development 0.93 1.86 4.56 Post-Development 1.03 1.99 4.54 Post-development stormwater discharge rates exceed the pre-development rates for all but the 100-year storm. Comments: 1. (8/3/2022) Report and modeling must be updated to include the 10-day snowmelt event to determine high water levels per section 1011.011 (3) of the city code. 2. (8/3/2022) Offsite flows cannot increase under proposed conditions, even if they are potentially within a margin of error for modeling techniques. 3. (8/3/2022) There is a note below the Proposed Conditions Drainage Areas table within the Stormwater Report indicating certain areas drain offsite untreated. Applicant to clarify where and how much of this untreated runoff leaves the site. 4. (8/3/2022) Applicant to provide spill response plan for review. 5. (8/3/2022) A shutoff gate or valve is needed upstream of the proposed oil/grit vault to ensure excess pollutants do not enter the stormwater treatment facilities in the case of a spill. Ms. Katie Larsen 08/03/2022 Page 3 Kwik Trip Engineering Review 6. (8/3/2022) Keynote 40 of sheet SP1.1 describes proposed tip-out gutter in certain project areas. Applicant to show locations of tip-out gutter. 7. (8/3/2022) Applicant to revise Note 14 of sheet SP3.2 with environmental notice stating “NO DUMPING. DRAINS TO LAKE.” 8. (8/3/2022) Applicant to provide specifications of oil-debris skimming hoods and confirm they provide sufficient capacity for modeled flows. 9. (8/3/2022) The NURP dead storage and water quality volume do not have to be added together. The NURP volume of 16,734 CF can be taken as the controlling value and basin permanent pool storage may be decreased accordingly. 10. (8/3/2022) Based on the provided geotechnical report, the site soils will not be sufficient to act as an impermeable liner under the proposed wet pond. Applicant will need to bring in impermeable clay soils from offsite. 11. (8/3/2022) Applicant to provide structure sizes for all proposed storm structures. 12. (8/3/2022) Applicant to specify the casting type for the relocated catchbasin on Hodgson Road. 13. (8/3/2022) The City recommends a Nyloplast structure at the 18” CMP bend south of the trench drain for ease of maintenance and access in the long term. • Water Supply There is existing 16-inch diameter ductile iron pipe (DIP) watermain located along the west side of Hodgson Road from the south lot line to just south of the proposed entrance. There is also existing 16-inch diameter DIP watermain located along the south side of Lake Drive near the intersection of Lake Drive and Hodgson Road. The applicant is proposing a 4-inch diameter polyvinyl chloride (PVC) domestic water service and a 6-inch PVC fire protection water service to serve the building. The two services will run parallel to each other and connect into the existing watermain on the south side of Lake Drive. The site is located within a moderate vulnerability area of the City’s DWSMA. A city well is located at the north end of Sandhill Drive (south of the site). The proposed petroleum tanks are buried and over the state-regulated separation distance (100 feet for 1,100 gallons or more with safeguards, 150 feet for 1,100 gallons or more without safeguards) between the tanks and the well. The proposed distance between the tanks and the well is approximately 1,800 feet at this time. Comments: 1. (8/3/2022) Applicant to provide explanation for water service location and design. Staff feels like there may be a better layout for the service lines that has less potential utility conflicts (i.e. the entrance culvert crossing, issues with private utilities in the right-of-way, and possibly conflict with the sanitary service depth). Applicant to specify depth of service pipes. 2. (8/3/2022) Per Deputy Director of Public Safety – Fire Dan L’Allier - Applicant to add a fire hydrant along the curb line near the car wash entrance. This would be on the north side of the entrance from Lake Drive and would be in proximity to the Fire Department Connection on the building. Ms. Katie Larsen 08/03/2022 Page 4 Kwik Trip Engineering Review • Sanitary Sewer There is existing 10-inch diameter PVC sanitary sewer located along the west side of Hodgson Road from the south lot line to just south of the proposed entrance. There is also existing 6-inch diameter DIP force main located along the north side of Lake Drive. The applicant is proposing a 6-inch diameter PVC sanitary service to serve the building that ultimately connects to a manhole in the southbound lane of Hodgson Road south of the proposed entrance. Comments: 1. (8/3/2022) Applicant to coordinate with Anoka County and City staff to close southbound Hodgson Road (CSAH 49) to connect to the manhole. Advanced warning will need to be given. 2. (8/3/2022) Applicant to provide 10-ft of horizontal separation between the sanitary service line and the storm sewer line. The utility lines near and along the south parking lot curb line are currently shown at 9-ft apart. 3. (8/3/2022) Applicant to verify any effluents from car wash are allowed by and properly permitted with the Metropolitan Council. • Transportation The applicant submitted a Traffic Impact Analysis Memorandum prepared by Short Elliott Hendrickson Inc. (SEH). SEH analyzed the existing Lake Drive (CSAH 23) and Hodgson Road (CSAH 49) intersection and the proposed site entrances. According to MnDOT’s traffic database, the AADT of Lake Drive in the project area is 10,300 (2018) west of Hodgson Road and 10,900 (2018) east of Hodgson Road. The 2018 AADT on Hodgson Road is 17,200. There is currently no sidewalk within the vicinity of the development. SEH concluded that multiple movements at the intersection of Lake Drive and Hodgson Road currently operate at a Level of Service (LOS) D and LOS E during the PM peak hours. However, SEH found that all of the intersections operate at an overall LOS D or better. Kwik Trip is expected to generate 2,380 new weekday daily trips. According to the traffic analysis provided, the proposed Level of Service does not degrade by more than one (1) LOS; therefore, the traffic generated by the proposed development is within the capabilities of the City. The Kwik Trip site plans show a right-in/right-out entrance on Lake Drive and a full entrance on Hodgson Road at the existing intersection with the driveway entrance to 6776 Lake Drive. There are existing left and right turn lanes on Hodgson Road that direct traffic to the site. The parking lot layout shows two-way drive areas, designated parking areas, and a car wash stacking area. Truck turning movements were provided for the parking lot layout. Comments: 1. (8/3/2022) The proposed entrance on Lake Drive is located in the existing right turn lane. Anoka County reviewed the access and said that the right turn lane on Lake Drive should be extended with 300’ of storage and 180’ taper before the access. Ms. Katie Larsen 08/03/2022 Page 5 Kwik Trip Engineering Review 2. (8/3/2022) Anoka County review suggested that the applicant review the turn lane striping on Hodgson Road to ensure that they are marked appropriately. 3. (8/3/2022) Staff anticipates cars will stack up while trying to exit the site onto Hodgson Road. Staff recommends striping right and left turn lanes at the site entrance and providing signage to clarify turning movements for drivers. 4. (8/3/2022) Applicant to update site plans so drive aisle between the car wash stacking area and curb is a minimum of 24-ft wide. 5. (8/3/2022) Applicant to include a private, 8.5-ft wide trail from the driveway to the City well house on Sandhill Drive (PID 30-31-22-24-0004) to the parking lot/building. 6. (8/3/2022) A sidewalk or trail connection shall be made from the southwest intersection of Lake Drive and Hodgson Road to the parking lot. 7. (8/3/2022) Specific Traffic Impact Analysis Memorandum comments: i. Table 2 on page 3 indicates that the northbound left and right turn lanes exceed the existing storage. Applicant to provide an explanation on how this will be handled with additional traffic from the site. ii. The Trip Assignment section on page 5 says that the new development trips and pass-by trips are shown in Attachment B, but the Attachment B provided shows MnDOT Crash Case Listings. iii. Applicant to provide a narrative on how future builds will impact the site access (i.e. if a roundabout is constructed, traffic forecasts in 10 or 20 years). It is the understanding of staff that Anoka County is considering a roundabout at the intersection of Lake Drive and Hodgson Road). • Wetlands and Mitigation Plan There is approximately 5.13 acres of delineated wetland on the south side of the site. No wetland impacts are proposed with the project. The project area is within the Wetland Management Corridor (WMC) and is located within the Lino Lakes Comprehensive Wetland Protection and Management Plan (CWPMP). Wetland buffers are to meet RCWD and MPCA standards. Comments: 1. (8/3/2022) Rice Creek Watershed District to review and approve wetland buffers. • Landscaping Landscaping plans were provided as part of the Kwik Trip submittal. The City’s environmental coordinator will review. Comments: 1. (8/3/2022) Staff recommends adjusting landscaping so that no trees are planted over or immediately adjacent to utility pipes. Ms. Katie Larsen 08/03/2022 Page 6 Kwik Trip Engineering Review • Floodplain There are no existing floodplains on the Kwik Trip site. However, the site is located within the Shoreland Management Overlay District of Rice Lake. The lake is classified as a natural environment lake. The required setback from the ordinary high water level is 150 ft. The proposed building is setback over 400 ft. The maximum allowed impervious surface is 60% and the proposed development is 14%. Both setback and impervious surface requirements are met. • Drainage and Utility Easements This is an existing parcel recorded with Anoka County. No plat information was able through Anoka County’s online records. Comments: 1. (8/3/2022) Standard drainage and utility easements at least 10 feet wide shall be dedicated to the City along the lot lines, stormwater pond 100 year HWL, and delineated wetland boundary via a separate document. • Development Agreement A Site Performance agreement will be required for this site. • Grading Agreement Grading agreement not required. • Stormwater Maintenance Agreement The stormwater facilities on the site will be privately maintained and a Stormwater Maintenance Declaration will be required. • Permits Required 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for Construction 3. Anoka County Right-of-Way Permit 4. Anoka County Access Permit 5. Rice Creek Watershed District Permit If you or the applicant have any questions regarding these comments, please contact Kelsey Gelhar at (612) 709-4897 or kgelhar@wsbeng.com. You may also contact Diane Hankee at (651) 982-2430 or dhankee@linolake.us.  Page 1 To: Katie Larsen From: Andy Nelson Date: August 1st, 2022 Re: Environmental Board Comments/July 27th, 2022/Kwik Trip The Environmental Board, at their July 27th, 2022 meeting, had the following recommendations for Kwik Trip: 1. Blanding’s turtle (Emydoidea blandingii) has been observed within a mile of the site. The MN DNR flyer and fact sheet must be distributed to all contractors working on the site. Any sightings of this species must be reported to city staff immediately so the turtle can be safely relocated. 2. A surmountable curb section should be added near the southwest corner of the parking lot for wildlife access. 3. Many of the existing trees identified for preservation are oaks. Care shall be taken to avoid removing, pruning, or otherwise wounding any oaks on the site during the active oak wilt period. This period is typically April through July, but should be verified on the University of Minnesota oak wilt information webpage. Grading of the parking lot perimeters that may impact the roots of oak trees shall Environmental Memo  Page 2 be timed to avoid damage during the oak wilt active period. Failure to do this could result in the loss of many more trees than anticipated due to transmission of the disease through root grafts. 4. Foundation landscape requirements have not been met with respect to trees on the northeast and southeast faces, or with respect to shrubs on the southeast face. The medium trees (blue beech) could be switched to a large tree species, or the islands could be enlarged to accommodate additional medium trees. Also, additional shrubs will be needed for the southeast building face (considered the building front). Some of the perennial flowers and grasses could be switched to shrubs to meet the requirement. The six small shrubs in the island with the new white oak count as 2 large shrubs. There are 4 additional large shrubs still required. 5. Open space must be recalculated to allow for an accurate count of shrubs required. 6. A 5-foot radius around each new landscape tree shall be maintained free of shrubs to prevent competition with new trees and avoid poor performance/mortality of species requiring full sun. 7. City Tree Protection Fence Detail shall be added to the Tree Preservation Plan. 8. Tree ID numbers from the ALTA Survey shall be added to the Tree Preservation Plan to clarify which trees can remain and which additional trees must be removed due to not being able to maintain the proper tree protection zone distance. This may lead to additional removals along the parking lot perimeter. 9. Note that the city native plant establishment requirements will be in effect for the areas receiving native seed. This should be noted on the Landscape Plan. 10. A note must be added to the erosion control blanket installation detail (sheet SWP3) that specifies only natural net type erosion blanket will be used. 11. Five additional inlet protections must be added on Hodgson road, three directly east of the construction exit, and two directly east of the northernmost point of delineated wetland.  Page 3 12. Redundant perimeter control must be added between the stormwater pond and the wetland in areas in which the buffer is less than 50 feet wide. This includes the entire southeastern edge of the stormwater pond. 13. Extend the asphalt trail near the southwest corner of the site to the convenience store to improve connectivity between the neighborhood to the south and the project site. July 8, 2022 City of Lino Lakes Katie Larsen, City Planner 600 Town Center Parkway Lino Lakes, MN 55014 RE: Kwik Trip 1266 Dear Ms. Larsen: This letter is intended to accompany the submittal for our application to the City of Lino Lakes for the requested Conditional Use Permit and Site Plan Review. Please accept this letter as our request to be placed on the next available Planning & Zoning Commission Meeting Agenda as well as the City Council Meeting Agenda. Kwik Trip, Inc. is proposing the construction of a convenience store with an integral single bay carwash and 10 dispenser fueling canopy. Included in the submittal is this Cover Letter, Civil plans, Stormwater Report, Geotechnical Report, Building/ Canopy Elevations, and CAD files. Operations The requested hours of operation will be 24 hours for all uses. The type of products that will be sold will be similar to that of our existing stores throughout the mid-west: fresh produce, bakery and dairy, hot and cold food and beverages, fresh meat and groceries, tobacco products, lotto, convenience store merchandise, alcohol, gasoline, E-85, ice and propane. The outside merchandising of products is being requested next to the store (two ice chests and one propane cage) and underneath the proposed main canopy. To ensure that the freshest products are sold in our stores, we request that daily deliveries be allowed. Buildings, Architecture and Site Design The architectural elements in this state-of-the-art building consist of a full brick cladding, standing seam metal roof, store front aluminum openings and stucco accents. Extensive landscaping, modern storm water facilities, monument and wall signage, customer and employee parking, concrete paving with curb and gutter are also included in the overall site design. Investment in the City This project will be a multi-million dollar investment in the City of Lino Lakes. Not only in the physical improvements and development of a vacant parcel, but also an investment of approximately 25 to 30 new permanent jobs in the City. The projected payroll here is estimated to be approximately $500,000 annually. Community Partner We pride ourselves in being an asset in the communities where we are located. Families can walk or ride their bikes to our stores. Retirees on fixed income can access fresh groceries like milk, eggs, bread and fruit just steps from their car. We take pride in giving back to the communities we serve with charitable donations and by partnering with local non-profits. Kwik Trip would be happy to provide any additional information or answer any questions or concerns the City of Lino Lakes may have with our submittal. Please feel free to call or email with any questions you may have. Sincerely, Jessica Vinson Project Manager Store Engineering jvinson@kwiktrip.com 608-791-7647 CondiǗon Key1 Dead2 Very Poor3 Poor4 Fair5 Average6 Good7 Very Good8 Excellent9 OutstandingTag DBH Species Trunks415 6 Maple 2416 16 Maple417 16 Oak418 10 Oak421 14 Oak422 12 Oak423 18 Cherry424 12 Oak425 16 Oak426 16 Oak2427 12 Oak7428 16 Oak2429 8 Oak2430 14 Oak2431 22 Oak432 14 Ash433 8 Juniper434 18 Elm2435 16 Elm436 6 Oak2437 10 Oak438 16 Ash439 10 Ash2440 24 Oak441 22 Oak442 10 Oak443 10 Oak443 10 Oak444 30 Oak445 12 Oak446 14 Oak447 10 Oak2 POBPOINT A75.05 0 5075.060Δ=30° 02'14"R=818.51429.10 S41°07'4 0"E 109.40 RESTRICTED ACCESS PER DOC. NO. 1314226HIGHWAY EASEMENT PER DOC. NO. 1314226 6 4 STREET AND UTILITY EASEMENTPER DOC. NO. 1370241T R A N SM I SS ION L IN E E A S EM EN T P E R DO C . NO . 1 8 5 3 9 0 7 (PUBLIC ROAD)(PUBLIC RIGHT OF WAY.STREET NOT BUILT)(PUBLIC ROAD)74CENTERLINE OF C.S.A.H. NO. 23PIN No. 30-31-22-21-0005Owner: Rice Creek Commons LLCAddress: 6776 Lake Drive506410" PVC 16" DIP 16" DIP 1 6 " D I P W.P.90°N O P AR K ING H C ACCE S S I B LE ZON ECARWASHNOPARKINGLOADINGZONE NO PARKIN G HC ACCESSI B L E ZONE 9'-0"9'-0"9'-0"15'-0 "10'-0"9'-0 "20'-0"10 ' -10 "8'-3 "8'-3 "70'-0"8'-8"20'-0"9'-0"12'-0"23'-0"55'-0"25'-0 "25'-0 "25'-0 "25'-0 "21'- 6 "21'-6 "21'-6 "21'-6 "40'-0"120'-0 "7'-0"7'-0"10'-0"89'-4"R20'R4'95'-8 "97'-0 "12'-6"2'-9"10'-0"21'-0"150°R10'210'-0"35'-0"57'-6"40'-0"car wash stackingAIR ACCESS AISLER5'19'-6 "9'-0"20'-0 "20'-0 "9'-0"10'-0"9'-0"11'-0"R15'R30'R5'15 ' -0 "37'-1"R35'30' VISION TRIANGLE27'-5"18'-0"23'-0"4'-5"BASE LINELAYOUT BASE LINE15' PARKING SETBACK15' PARKING SETBACK35' RESEIDENTIAL DISTRICT SETBACK5' SIGN SETBACK5'-0"40' BUILDING SETBACKR30'R10'R5'R5'5'-0"R5'35'-0"R20'R40'35'-0"90°R10'R20'5' SIGN SETBACK 20'-0 "R4'-6"R4'-6"9'-3"40' BUILDING SETBACK35'-0"R55'60°30°2'-6"8'-3 "PROPOSED R.O.W. LINE20'-0 "102'-0"R100'R35'R35'45'-0"48'-0"28'-4"68'-0"87'-0 "70' -0 "57'-6"9'-0"90'-0"26'-1"XE R X E S 10'- 4 " X 4 7 ' - 6 34" 25, 0 0 0 - G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONEXISTING R.O.W. LINECONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33PAVEMENT FLUSHPAVEMENT FLUSHPAVEMENT FLUSHPAVEMENT FLUSHPAVEMENT FLUSHC&G FLUSH W/ GRADEC&G FLUSH W/ GRADEEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINDISCPADXFMRPADPOBPOINT A75.05 0 5075.060RESTRICTED ACCESS PER DOC. NO. 1314226HIGHWAY EASEMENT PER DOC. NO. 1314226 6 4 STREET AND UTILITY EASEMENTPER DOC. NO. 1370241T R A N SM I SS ION L IN E E A S EM EN T P E R DO C . NO . 1 8 5 3 9 0 7 (PUBLIC ROAD)(PUBLIC RIGHT OF WAY.STREET NOT BUILT)(PUBLIC ROAD)74CENTERLINE OF C.S.A.H. NO. 23PIN No. 30-31-22-21-0005Owner: Rice Creek Commons LLCAddress: 6776 Lake Drive506410" PVC 16" DIP 16" DIP 1 6 " D I P W.P.90°N O P AR K ING H C ACCE S S I B LE ZON ECARWASHNOPARKINGLOADINGZONE NO PARKIN G HC ACCESSI B L E ZONE 9'-0"9'-0"9'-0"15'-0 "10'-0"9'-0 "20'-0"10 ' -10 "8'-3 "8'-3 "70'-0"8'-8"20'-0"9'-0"12'-0"23'-0"55'-0"25'-0 "25'-0 "25'-0 "25'-0 "21'- 6 "21'-6 "21'-6 "21'-6 "40'-0"120'-0 "7'-0"7'-0"10'-0"89'-4"R20'R4'95'-8 "97'-0 "12'-6"2'-9"10'-0"21'-0"150°R10'210'-0"35'-0"57'-6"40'-0"car wash stackingAIR ACCESS AISLER5'19'-6 "9'-0"20'-0 "20'-0 "9'-0"10'-0"9'-0"11'-0"R15'R30'R5'15 ' -0 "37'-1"R35'30' VISION TRIANGLE27'-5"18'-0"23'-0"4'-5"BASE LINELAYOUT BASE LINE15' PARKING SETBACK15' PARKING SETBACK35' RESEIDENTIAL DISTRICT SETBACK5' SIGN SETBACK5'-0"40' BUILDING SETBACKR30'R10'R5'R5'5'-0"R5'35'-0"R20'R40'35'-0"90°R10'R20'5' SIGN SETBACK 20'-0 "R4'-6"R4'-6"9'-3"40' BUILDING SETBACK35'-0"R55'60°30°2'-6"8'-3 "PROPOSED R.O.W. LINE20'-0 "102'-0"R100'R35'R35'45'-0"48'-0"28'-4"68'-0"87'-0 "70' -0 "57'-6"9'-0"90'-0"26'-1"XE R X E S 10'- 4 " X 4 7 ' - 6 34" 25, 0 0 0 - G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONEXISTING R.O.W. LINESP1SITE DIMENSION PLANKnow what'sbelow.before you dig.CallRPLOTTING NOTE: PLANS PLOTTED TO 11x17SHEET SIZE ARE 12 SCALE-0NORTH30601"=60'SCALE:1" = 30'3015DRAWN BYSCALEPROJ. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DATESHEETDESCRIPTIONDATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNAL REVIEW22APR25-SignedDate XXXXXXXRobert J. MuellerReg. No. 19306I hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision, and that I am a duly licensedLandscape Architect under the laws of theState of Minnesota.GRAPHIC22-126604-25-22CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 22-009 PM J.V.SUBMITTAL22MAY05-ROW WAY/SITE SHIFT22MAY20-CITY COMMENTS22JUN27-SITE DATA:ZONING DISTRICT:TOTAL SITE AREA:EX. IMPERVIOUS:EX. PERVIOUS:PARKING REQUIREMENTSPARKING REQUIREDPARKING PROVIDEDBUILDING HEIGHTSCONVENIENCE STORECANOPYBUILDING SETBACKSFRONTREARSIDEPROPOSED GREEN AREA:PROPOSED HARD COVER:PAVED AREA:BUILDING AREA:CONSTRUCTION NOTE:CONSTRUCTION FENCING TO BE INSTALLED AROUND ENTIRE CONSTRUCTIONSITE. COORDINATE WITH OWNER FOR FENCING AND GATE LOCATIONS ANDAPPROPRIATE SIGNAGE INSTALLATION.LAYOUT NOTES:1. PLAN PREPARED FROM AN ALTA/ACSM LAND TITLE SURVEY BY:--2. CURBS ARE DIMENSIONED TO FACE OF CURB.3. CONVENIENCE STORE AND ISLAND COMPLEXES ARE LOCATED FROM THENORTHWEST PROPERTY CORNER AND ALIGNED PARALLEL/ PERPENDICULARTO THE WEST PROPERTY LINE UNLESS OTHERWISE INDICATED ON THIS PLAN.4. UNLESS SHOWN OTHERWISE ON THIS DRAWING, CONTRACTOR SHALLPROVIDE CONTROL JOINTS, CONSTRUCTION JOINTS, AND EXPANSIONJOINTS IN SLAB ON GRADE, SIDEWALKS AND DRIVES.CONTROL JOINT MAXIMUM DISTANCE: WALKS- 8' O.C., ALL OTHERS- 10'O.C. SAW CUT CONTROL JOINTS MINIMUM ONE-QUARTER CONCRETETHICKNESS.EXPANSION JOINT MAXIMUM DISTANCE: WALKS- 24' O.C., ALL OTHERS- 40'O.C. DOWEL ALL EXPANSION JOINTS- MAXIMUM 24" O.C.5.CONCRETE IN ISLAND COMPLEX SHALL BE SMOOTH BROOM FINISHED.6. EXTERIOR CONCRETE SURFACES TO BE SEALED. CONCRETE SEALER:APR 15- OCT 31 USE: TK-26UVNOV 1- DEC 31 USE: TK-2907. EXPANSION JOINTS SHALL BE DECK-O-FOAMED AND CAULKED WITH SL1PSP621,318 SF0 SF621,318 SF1/200SF RETAIL FLR = 212 STALLS + 2 VACUUM20 SRV. PNTS + DIESEL24.5'20.0'30'30'30'539,795 SF81,523 SF70,415 SF11,108 SFGB 75.075.0Δ=30° 02'14"R=818.51429.10S41°07'40" E109.4010" PVC W.P.NOP A R K I N G H C A C C E S S IB L E Z O N E CARWASH NOPARKINGLOADINGZONE NO PARKIN G HC ACCES SI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLE15' PARKING SETBACK15' PARKING SETBACK35' RESEIDENTIAL DISTRICT SETBACK5' SIGN SETBACK40' BUILDING SETBACK5' SIGN SETBACK 40' BUILDING SETBACKPROPOSED R.O.W. LINEXER X E S 10' - 4 " X 4 7 ' - 6 34" 25,0 0 0 - G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONEXISTING R.O.W. LINECONVENIENCESTOREFFE=904.0CAR WASHFFE=903.333AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SHC * F/8SH W *RA'EC * F/8SH W *RA'EEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINDISCPADXFMRPAD75.075.010" PVC W.P.NOP A R K I N G H C A C C E S S IB L E Z O N E CARWASH NOPARKINGLOADINGZONE NO PARKIN G HC ACCES SI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLE15' PARKING SETBACK15' PARKING SETBACK35' RESEIDENTIAL DISTRICT SETBACK5' SIGN SETBACK40' BUILDING SETBACK5' SIGN SETBACK 40' BUILDING SETBACKPROPOSED R.O.W. LINEXER X E S 10' - 4 " X 4 7 ' - 6 34" 25,0 0 0 - G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONEXISTING R.O.W. LINESP1.1SITE KEYNOTE PLANKnow what'sbelow.before you dig.CallR SITE 3/AN .E<NOTES. /AN'SCA3E AREA. SEE SHEET /.. OFFSTREET 3AR.IN* STA//SSTRI3IN*  4 WI'E STA// /INES 8SE HI*H VISI%I/IT< WHITE 3AINT.S3ACES 3ROVI'E' 0 SERVICE 3OINTS 0 'IESE/ 3OINTS 4 9 0[ 0 0 0IN. *ENERA/ 3AR.IN* 3  0[ 0 0 0IN ACCESSI%/E 3AR.IN* W  9 0[ 0 0 0IN /OA'IN* =ONE   0[ 0 0 VAC880 STA//S3. A.'.A. ACCESSI%/E 3AR.IN* S3ACE WITH /OA'IN* =ONE. 3ROVI'EA33RO3RIATE STRI3IN* AN' 3AVE0ENT 0AR.IN*S.4. 4 WI'E HI*H VISI%I/IT< 3AVE0ENT STRI3IN* /ANE 0AR.IN*S AN'TE;T. CO/OR HC 0AR.IN*S %/8E A// OTHERS <E//OW. HATCHIN*/INES  ON CENTER /ETTERS  HI*H AN'  /ETTER S3ACIN*..  'E3TH 0IN. CONCRETE S/A%ON*RA'E WITH 3 RE%AR 3 O.C.CONCRETE SEA/ER T.8V.  'E3TH 0IN. CONCRETE S/A%ON*RA'E WITH 4 RE%AR 3 O.C.CONCRETE SEA/ER T.8V. % CONCRETE C8R% AN' *8TTER 3ER 'ETAI/ S3..  INTE*RA/ CONCRETE C8R% WA/.. SEE 'ETAI/ S3 FORNONF/8SH SECTIONS. CONCRETE SEA/ER T.8V9. STOR0 STR8CT8RE. SEE SHEETS S3S34. S3 FOR F8RTHERSTOR0 SEWER INFOR0ATION.0. 30 HT.  'IA. CONCRETE FI//E' 3I3E %O//AR' 3ER 'ETAI/ 9S3..  STA// %I.E RAC. WITH 4 CONCRETE 3A' %R3 300 TRA'ITIONA/ %I.E RAC.SIN*/E SI'E3ORTA%/E S8RFACE 0O8NT EN'SF8SION COATIN*S  A 'IVISION OF RT0 INC.TO %E 3ROVI'E' %< OWNER . 40 0[ 0 0 'IS3ENSER IS/AN' CANO3<. VERIF< SI=E 3/ACE0ENTCO/80N AN' FOOTIN* SI=E WITH CANO3< AN' STR8CT8RA/ 3/ANS.CANO3< *RA3HICS 3ER OWNER.3.4 0[ 0 0 CO00ERCIA/ 'EISE/ 'IS3ENSER IS/AN' CANO3<.VERIF< SI=E 3/ACE0ENT CO/80N AN' FOOTIN* SI=E WITH CANO3<AN' STR8CT8RA/ 3/ANS. CANO3< *RA3HICS 3ER OWNER.4. CONCRETE IS/AN'S W  E;3OS8RE WITH F8E/ 'IS3ENSERS.'IS3ENSER 3ER OWNER.A. 3 [  0%. 3 [  0. 3 HT.  'IA. CONCRETE FI//E' 3I3E %O//AR' 3ER 'ETAI/ S3.. 8N'ER*RO8N' F8E/ STORA*E TAN.S 3ER OWNER. 3ROVI'E 3I3IN*AN' VENTIN* 3ER OWNER S S3ECIFICATIONS.. E;TERNA/ TRASH ENC/OS8RE TO 0ATCH %8I/'IN*. SEEARCHITECT8RA/ 'ETAI/S.. .WI. TRI3 TRA'E0AR. SI*N VERIF< /OCATION WITH SI*N 3ER0IT 9. FREE AIR CO03RESSOR. 3ROVI'E SI*NA*E 3ER OWNER.0. SITE AREA /I*HT WITH CONCRETE %ASE 3ER 'ETAI/ S3. 3VC IRRI*ATION S/EEVE 8N'ER 3AVE0ENT. VERIF< W IRRI*ATION 3/ANFOR E;ACT SI=E AN' /OCATION %EFORE INSTA//ATION.. 4 'E3TH CONCRETE WA/. 3ER 'ETAI/ 3S33. HC 3VC %O//AR' S/EEVE 3ER OWNER. VAN ACCESS SI*NA*E AT 4HT. STA// 3AR.IN* AT 0 HT.4. O8T'OOR 0ERCHAN'ISIN* AREA.4 HT.  'IA. CONCRETE FI//E' 3I3E %O//AR' 3ER 'ETAI/ S3.. 3ICNIC TA%/E 3ER OWNER. 3ROVI'E  HC. ACCESS TA%/E S3ACE.3ROVI'E TRASH CONTAINER 3ER OWNER.. E;TERIOR 'E/IVER< TOTE STORA*E WITH SCREEN WA//. E/ECTRICA/ TRANSFOR0ER9. E/ECTRICA/ 'ISCONNECT30. *REASE INTERCE3TOR3. T8RN /ANE3. CONCRETE C8R% IS/AN'33. VAC880 3ER 0AN8FACT8RE S S3ECIFICATIONS. SEE 'ETAI/ S3.34. CAR WASH .E< 3A' CONTRO//ER. 3ROVI'E TRASH CONTAINER3.  CONCRETE 3A' WITH SNOW 0E/T 3ER 0ECHANICA/ 3/ANS3. A33ROACH 3ER 'ETAI/ 0S33. STOR0 O8TFA// WITH RI3 RA3 SEE 'ETAI/ S33.ROA' RECONSTR8CTION SEE SHEETS 3 339. 0O8NTA%/E '4 C8R% SEE 'ETAI/ S340. RE-ECT *8TTER TI3 *8TTER AWA< FRO0 FACE OF C8R% FOR SHEETF/OW4. 3AINT TA3ERIN* E'*E FOR HI*H VISI%I/IT<3/OTTIN* NOTE 3/ANS 3/OTTE' TO [SHEET SI=E ARE  SCA/E0NORTH300=0 SCA/E = 30 30 SFT%'[SFT%'[SFT%'[SFT%'SFT%''RAWN %<SCA/E3RO-. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.'ATESHEET'ESCRI3TION'ATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNA/ REVIEWA3RSLJQHG'DWH ;;;;;;;RREHUW -. 0XHOOHURHJ. NR. 930I KHUHE\ FHUWLI\ WKDW WKLV SODQ VSHFLILFDWLRQ RUUHSRUW ZDV SUHSDUHG E\ PH RU XQGHU P\ GLUHFWVXSHUYLVLRQ DQG WKDW I DP D GXO\ OLFHQVHG/DQGVFDSH AUFKLWHFW XQGHU WKH ODZV RI WKHSWDWH RI 0LQQHVRWD.*RA3HIC04CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 009 30 -.V.S8%0ITTA/0A<0ROW WA<SITE SHIFT0A<0CIT< CO00ENTS-8N  9 9334 T<34 T<30 T<30 T<34T<3A4T<3A T<3 T<34SEASONA/T<34SEASONA/T<33034344330ON80ENT3</ON3999334T<34T<33399999999333399444999000000000000000 902904 904 902 902 904 902 9029029008989 04 9 0 4904902900 8 9 8 896 900900900898 896 898896894894 896894892892902904906POB POINT A 75.0 5050 75.0 STREET AND UTILITY EASEMENT PERDOC. NO. 993102. AS SHOWN ONANOKA COUNTY HALF SECTION MAP.20 39 3 9 39 60 Δ=30° 02'14"R=818.51429.10S41°07'40"E109.40 S11°05 ' 26 " E393.10 Δ=28° 34'35" R=1041.74519.57 273.36 225 170 891 893 896892 900 898897129 160 182184183185 154 134 137 140 132 187 346 188152 194 149 148 150151 146 145147 142 141 198 199 200353 357 352 351350 348 191 192193 427 404 365366360363428429364421423434433432435436431430437443444445 862 241 221222 235234 229 228 367368 321385386416414425439438440441442451450449448RESTRICTED ACCESS PER DOC. NO. 1314226HIGHWAY EASEMENT PER DOC. NO. 1314226 64STREET AND UTILITY EASEMENTPER DOC. NO. 1370241TRANSMISSION LINE EASEMENT PERDOC. NO. 1853907 TRANSMISSION LINE EASEMENTPER DOC. NO. 1853907NORTH LINE OF THENW 1/4 OF SEC. 30,T. 31, R. 22CENTERLINE OF C.S.A.H. NO. 23(PUBLIC RIGHT OF WAY.STREET NOT BUILT)WEST LINE OF GOV. LOT 1CORPORATE LIMITSOF THE CITY OF LINO LAKES74 CENTERLINE OF C.S.A.H. NO. 23PIN No. 30-31-22-21-0005Owner: Rice Creek Commons LLCAddress: 6776 Lake Drive P IN N o . 3 0 - 3 1 - 2 2 - 2 2 - 0 0 8 3Own e r : J o n L a t c h amAd d r e s s : 2 3 7 P i n e H o l l ow D r . P IN N o . 3 0 - 3 1 - 2 2 - 2 2 - 0 0 8 2Own e r : S a n j a y M a kw a n aAd d r e s s : 2 3 5 P i n e H o l l ow D r . P IN N o . 3 0 - 3 1 - 2 2 - 2 2 - 0 0 8 1Own e r : H e a t h e r S c hm i d tAd d r e s s : 2 3 3 P i n e H o l l ow D r .PIN No. 30-31-22-22-0106Owner: Pine Hollow Owners Assoc.Address: 231A Pine Hollow Dr.PIN N o. 3 0- 3 1- 2 2- 2 2- 0 0 6 8 Owner: B er n ar d Earl e y Address: 2 3 1 Pi n e H oll o w Dr.PIN No. 3 0- 3 1- 2 2- 2 2- 0 0 6 7 Owner: C h e- Ts u C h e n Addre ss: 2 2 9 Pi n e H oll o w Dr. PIN N o. 3 0- 3 1- 2 2- 2 2- 0 0 6 6 Owner: Jar e d P e n n o y er Address: 2 2 7 Pi ne Holl o w Dr. PIN No. 30-31-22-22-0065 Owner: Chefei Chen Address: 225 Pine Hollow Dr. PIN No. 30-31-22-23-0050Owner: City of Circle PinesAddress: 54 North Road 50 64 RIM:892.59 INV:875.49 RIM:891.98INV:874.89 RIM:890.69INV:873.7910" PVC10" PVC16" DIP16" DIP 16" DIPW.P.NOPARKINGHCACCESSIBLEZONECARWASHNOPARKINGLOADINGZONE NOPARKINGHCACCESSIBLEZONEcar wash stacking AIR ACCESS AISLE30' VISION TRIANGLE WETLAND XERXES 10'-4" X 47' - 6 34" 25,000-GAL L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONCONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33 893 892. 8948989897 898 899 900901903902 898899900 901 900 904 902PAVEMENT FL8SH903.901. 902. 903.903903.2.02.0 .0  2.02.22.02.0903.904 90490390310" RED OAK13" RED OAK7" RED OAK 5" RED OAK 5" RED OAK19" RED OAK7" QUAKING ASPEN6" RED OAK7" BURR OAK 8" RED OAK16" RED OAK 12" RED OAK6" BUR OAK 7" RED OAK 19" RED OAK 7" RED OAK 7' RED OAK 15" RED OAK 7" RED OAK 8" RED OAK 7" RED OAK 8" RED OAK 904.900 894 2.0 2.0 2.02.2.0 2.0 .010" CHERRY 902 902 902904 900901902903 904 899 898 897 89 897 898 899 900 902 901 2.0 2.   2..02.01.7 1.72. PAVEMENT FL8SHPAVEMENT FL8SHPAVEMENT FL8SHPAVEMENT FL8SH 901.2.0C * FL8SH W *RADE C * FL8SH W *RADE904904904.903904 902.902.2.0903(PUBLIC ROAD)(PUBLIC ROAD)891900 902 904 904 90 892 890 889 NWL882 894894EXISTING TREES TO REMAINEXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREES TO REMAIN EXISTING TREES TO REMAINDISCPADXFMRPAD 884 88 888 89225.0' MIN. BUFFER WIDTH 50' BUFFER WIDTH8948946" CHERRY 8" QUAKING ASPEN6" RED OAK13" RED OAK XXXX11" RED OAK7" RED OAK 6" RED OAK 12" RED OAK 6" RED OAK 8" RED OAK 6" QUAKING ASPEN 7" QUAKING ASPEN 8" QUAKING ASPEN 7" QUAKING ASPEN8" QUAKING ASPEN 8" QUAKING ASPEN 8" QUAKING ASPEN 5" QUAKING ASPEN 8" QUAKING ASPEN 13" RED OAK6" RED OAK 6" GREEN ASHXXXX13" RED OAK 13" RED OAK 8" SIBERIAN ELM 9" RED OAK12" CHERRY 8" QUAKING ASPEN6" QUAKING ASPEN 8" RED OAK 10" CHERRY7" QUAKING ASPEN 6" QUAKING ASPEN 6" QUAKING ASPEN 7" QUAKING ASPEN10" RED OAK 6" QUAKING ASPEN 7" QUAKING ASPEN 7" QUAKING ASPEN 6" QUAKING ASPEN 7" QUAKING ASPEN 8" QUAKING ASPEN 7" RED OAK 7" QUAKING ASPEN 8" QUAKING ASPEN 9" QUAKING ASPEN 6" QUAKING ASPEN 8" RED OAK 13" COTTONWOOD 7" QUAKING ASPEN7" QUAKING ASPEN 7" QUAKING ASPEN 8" QUAKING ASPEN 6" QUAKING ASPEN 8" QUAKING ASPEN 10" RED OAK 8" QUAKING ASPEN 8" QUAKING ASPEN 8" QUAKING ASPEN 6" CHERRY 6" CHERRY 7" QUAKING ASPEN 6" RED OAK 6" RED OAK 6" QUAKING ASPEN 10" RED OAK 16" RED OAK 7" RED OAK 22" RED OAK 8" QUAKING ASPEN 6" QUAKING ASPEN 7" QUAKING ASPEN6" WHITE OAK6" WHITE OAK12" RED OAK16" RED OAK 15" RED OAK17" RED OAK7" RED OAK10" RED OAK10" RED OAK 11" RED OAK12" RED OAK16" RED OAK 7" RED OAK10" RED OAK 8" RED OAK 7" RED OAK 9" QUAKING ASPEN9" QUAKING ASPEN 7" QUAKING ASPEN8" QUAKING ASPEN 6" RED OAK 8" RED OAK 10" RED OAK13" RED OAK12" RED OAK 10" RED OAK11" RED OAK6" RED OAK6" RED OAK6" BLACK CHERRY6" HACKBERRY18" RED OAK 7" RED OAK11" BUR OAK11" RED OAK10" RED OAK6" BLACK CHERRY7" CHERRY10" RED OAK19" RED OAK 7" RED OAK10" RED OAK 14" BUR OAK 7" RED OAK 903 902 903902901900 904 909090904902.11" BURR OAK18" BURR OAK904 90390 903 903 902 903 16" RED OAK 8" RED OAK 8" QUAKING ASPEN7" QUAKING ASPEN 7" RED OAK 8" QUAKING ASPEN 7" QUAKING ASPEN 6" QUAKING ASPEN 6" QUAKING ASPEN 7" QUAKING ASPEN 7" QUAKING ASPEN 6" QUAKING ASPEN 7" QUAKING ASPEN 6" CHERRY 6" CHERRY 8" RED OAK 6" RED OAK 10" RED OAK16" RED OAK 16" RED OAK 17" RED OAK15" RED OAK7" WHITE OAK10" RED OAK 11" RED OAK16" RED OAK 10" RED OAK11" BUR OAK11" RED OAK 6" RED OAK12" BUR OAK20" RED OAK10" RED OAK 7" QUAKING ASPEN 8" QUAKING ASPEN 6" GREEN ASH9" RED OAK12" CHERRY 12" RED OAK 7" QUAKING ASPEN 7" QUAKING ASPEN 7" QUAKING ASPEN 8" QUAKING ASPEN 6" RED OAK8" RED OAK6" RED OAK10" RED OAK6" CHERRY6" HACKBERRY10" RED OAK10" RED OAK9" RED OAK10" RED OAK 7" RED OAK7" CHERRY 6" CHERRY14" BUR OAK 2.12" RED OAK 12" BUR OAK 15" RED OAK 11" RED OAK 10" RED OAK 6" CHERRY 10" RED OAK 10" RED OAK 7" RED OAK 10" RED OAK 12" BOX ELDER 20" BUR OAK 7" CHERRY 6" CHERRY 14" BUR OAK 7" CHERRY 8" BOX ELDER 6" RED OAK 7" BUR OAK 22" RED OAK 6" BUR OAK17" RED OAK 10" BUR OAK NEW CB RIM 902.30 NEW CB RIM 902.30 NEW CB3 RIM 89.00 NEW CB7 RIM 902.0 NEW CB8 RIM 902.0 NEW CB2 RIM 899.0 TRENCH DRAIN 1 RIM 903.0 NEW CB4 RIM 89.00 NEW 18 CMP VARIABLE HEI*HT SLOTTED DRAIN RIMQ 893.7, RIMV 893.0 NEW MH9 RIM 903.2 NEW APRON10 INV. 889.00 NEW APRON 2 INV. 902.0“ NEW APRON11 INV. 88.00 NEW CB11 RIM 892.“ NEW VA8LT ACCESS RIM 901.00 NEW O8TLET STR8CT8RE1 SEE DETAIL SHEET SP3.2 NEW APRON12 INV. 888.0 NEW MH10RIM 902.90 TRENCH DRAIN 2 RIM 903.0 NEW APRON 1 INV. 901.“ STORMWATER WET BASIN NWL = 889.00 100-YR HWL = 891.93 PERMANENT POOL VOL. REQ'D = 32,749 CF PERMANENT POOL VOL. PROVIDED =34,724 CF SP2GRADE PLANKnow what'sbelow.before you dig.CallRPLOTTIN* NOTE PLANS PLOTTED TO 11[17SHEET SI=E ARE 12 SCALE-400204080NORTHSCALE1 = 40'1=80'NOTE CONTRACTOR TO OBTAIN RI*HT-OF-WAY E;CAVATION PERMIT PRIOR TO BE*INNIN*SITE WOR..CONSTR8CTION NOTECONSTR8CTION FENCIN* TO BE INSTALLED ARO8ND ENTIRE CONSTR8CTION SITE.COORDINATE WITH OWNER FOR FENCIN* AND *ATE LOCATIONS AND APPROPRIATE SI*NA*EINSTALLATION.NOTE- REFER TO OTHER PRO-ECT PLANS AND INFORMATION RELATED TO THIS PRO-ECT PRIOR TOBE*INNIN* ANY *RADIN* WOR..- PLAN PREPARED FROM ALTAACSM LAND TITLE S8RVEY BYE* R8D SONS LAND S8RVEYIN*77 LA.E DR 110LINO LA.ES, MN 0141-31-8200- CONTRACTOR SHALL LOCATE ALL 8TILITIES WHICH MAY AFFECT THIS WOR. AND NOTIFYOWNER OF ANY CONFLICTS.- CONTRACTOR SHALL VERIFY ALL E;ISTIN* AND PROPOSED ELEVATIONS PRIOR TO START OFCONSTR8CTION. VERIFY CRITICAL ELEVATIONS TO ENS8RE CONFORMANCE WITH *RADIN*PLAN, PARTIC8LARLY WITH WAL. AND OR PAVEMENTS TO REMAIN. MEET E;ISTIN* *RADESALON* STREETS, PROPERTY LINES AND DRIVEWAY ENTRANCES. RESTORE ALL E;ISTIN*PAVEMENTS THAT REMAIN TO THEIR ORI*INAL, IF NOT BETTER CONDITION. NOTIFY OWNER OFANY CONFLICTS.- AREAS NOT PAVED AND TO BE LANDSCAPED SHALL RECEIVE MINIM8M OF 4 DEPTHCOMPACTED TOPSOIL.- CONTRACTOR SHALL COORDINATE *RADIN* AND INSTALLATION OF DRIVES IN R.O.W. WITHAPPROPRIATE *OVERNMENT A*ENCIES. OBTAIN APPROPRIATE PERMITS FOR *RADIN* ANDDRAINA*E IN ALL R.O.W.- REFER TO OWNER'S SPECIFICATIONS FOR C8RB, APPROACH, BIT8MINO8S, AND CONCRETEPROFILES, AS WELL AS ADDITIONAL SITE STANDARDS RELATED TO THIS PRO-ECT.FINISHED FLOOR ELEVATIONSPROPOSED CONVENIENCE STOREFINISHED ELEVATION = 904.0 FEETPROPOSED CAR WASHFINISHED ELEVATION = 903.33 FEETBENCHMAR.SEE S8RVEY FOR BENCHMAR. INFORMATIONNOTE *RADIN* CONTRACTORANY PROPERTY IRONS THAT ARE DIST8RBED IN THE *RADIN* PROCESS SHALL BE RESET BY ALICENSED LAND S8RVEYOR AT NO ADDITIONAL COST TO THE OWNER.DRAWN BYSCALEPRO-. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DATESHEETDESCRIPTIONDATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNAL REVIEW22APR2-SLJQHGDDWH ;;;;;;;RREHUW -. MXHOOHURHJ. NR. 1930I KHUHE\ FHUWLI\ WKDW WKLV SODQ, VSHFLILFDWLRQ, RUUHSRUW ZDV SUHSDUHG E\ PH RU XQGHU P\ GLUHFWVXSHUYLVLRQ, DQG WKDW I DP D GXO\ OLFHQVHGLDQGVFDSH AUFKLWHFW XQGHU WKH ODZV RI WKHSWDWH RI MLQQHVRWD.*RAPHIC22-1204-2-22CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 22-009 PM -.V.S8BMITTAL22MAY0-ROW WAYSITE SHIFT22MAY20-CITY COMMENTS22-8N27- POINT A755 0 507560Δ=30° 02'14"R=818.51429.10S41°07'40"E109.40S11°05'26"E393.10273.36 RESTRICTED ACCESS PER DOC. NO. 131422 6HIGHWAY EASEMENT PER DOC. NO. 1314226 6 4 STREET AND UTILITY EASEMENTPER DOC. NO. 1370241TRANSMISSION LINE EASEMENT PERDOC. NO. 1853907 TRANSMISSION LINE EASEMENTPER DOC. NO. 1853907NORTH LINE OF THENW 1/4 OF SEC. 30,T. 31, R. 22CENTERLINE OF C.S.A.H. NO. 23 9(PUBLIC ROAD)1110SOUTHERLY LIMITS OF TREE INVENTORY(PUBLIC RIGHT OF WAY.STREET NOT BUILT)POND1.9 16.6 3.8 (PUBLIC ROAD)74CENTERLINE OF C.S.A.H. NO. 23RIM:892.28INV: 886.03RIM:892.90INV: 885.95RIM:893.04INV: 885.90RIM:893.06INV: 885.815064RIM:890.69INV:873.7910" PVC16" DIP 1 6 " D I P RIM:890.69INV:873.7910" PVC16" DIP 1 6 " D I P W.P. N O PA R K I NG H C AC C E S S I B L E ZO N E CARWASH NOPARKINGLOADINGZONE NO PARKIN G HC ACCES SI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLE15' PARKING SETBACK15' PARKING SETBACK35' RESEIDENTIAL DISTRICT SETBACK5' SIGN SETBACK5' SIGN SETBACK PROPOSED R.O.W. LINEXE R X E S 10'- 4 " X 4 7 ' - 6 34" 25, 0 0 0 -G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONEXISTING R.O.W. LINECONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33EXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINDISCPADXFMRPADSP4.0UTILITY PLAN3/OTTIN* NOTE 3/ANS 3/OTTE' TO [SHEET SI=E ARE  SCA/E0NORTH300=0 SCA/E = 30 30 'RAWN %<SCA/E3RO-. NO.)A; 60 1-60P+. 60 1-LACROSSE, :I 4602-2101626 OAK STREETP.O. %O; 210K:IK TRIP, IQF.'ATESHEET'ESCRI3TION'ATENO.INTERNA/ REVIEWA3R*RA3HIC04CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 009 30 -.V.SUNDE ENGINEERING, PLLC.10830 NESBITT AVENUE SOUTHBLOOMINGTON, MINNESOTA 55437(952) 881-3344 TELEPHONE(952) 881-1913 FAXwww.sundecivil.comSundeEngineering, PLLC.S8%0ITTA/00A<ROW  SITE SHIFT00A<CIT< CO00ENTS-8N®GOPHER STATE ONE CALLWWW.GOPHERSTATEONECALL.ORG(800) 252-1166 TOLL FREE(651) 454-0002 LOCAL (PUBLIC ROAD)(PUBLIC ROAD)W.P.NOPARKINGHCACCESSIBLEZONECARWASHNOPARKINGLOADINGZONE NO PARKI N G HC ACCES SI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLEXER X E S 10'- 4 " X 4 7 ' - 6 34" 25,0 0 0 - G A L L O N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONCONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33939.94999999900909039099990090900904903AVE0ENT F/8SH903.90.90.903.903903.903.904904903903904.90094909090904900909090390499999999990090903AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH90.C * F/8SH W *RA'EC * F/8SH W *RA'E904904904.90390490.90.903904EXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINDISCPADXFMRPAD90390903909090090490909090490.9049039090390390903L1LANDSCAPE PLANKnow what'sbelow.before you dig.CallR3/OTTIN* NOTE 3/ANS 3/OTTE' TO [SHEET SI=E ARE  SCA/E0NORTH300=0 SCA/E = 30 30 NOTES CONTRACTOR SHA// O%TAIN A// NECESSAR< 3ER0ITS FOR 3/ANTIN* IN A// R.O.W. /AN'SCA3E CONTRACTOR SHA// VERIF< A// 8TI/ITIES WHICH 0A< EFFECT HIS WOR.. /AN'SCA3E CONTRACTOR SHA// COOR'INATE HIS WOR. WITH OTHERS AT SITE AN' CO03/ETE HIS WOR. 3ER OWNERSCONSTR8CTION SCHE'8/E. A// 3/ANT 0ATERIA/S SHA// %E *8ARANTEE' ONE  F8// <EAR 83ON TOTA/ CO03/ETION AN' ACCE3TANCE %< OWNER WITHONE TI0E RE3/ACE0ENT AT A33RO3RIATE TI0E OR 83ON RE48EST OF OWNER. RE3/ACE0ENT TO3SOI/ SHA// %E C/EAN FREE OF STONES WEE'S AN' OTHER 8N'ESIRA%/E 'E%RIS. 3/ANTIN* SOI/ 0I; INCI'ENTA/ COST ITE0 . 0I;  /%. 00 CO00ERCIA/ FERTI/I=ER 3ER C8. <'. TO3SOI/ . THORO8*H/< 0I; 3ART SAN' AN' 3ART 3EAT 0OSS WITH 3ARTS FERTI/I=ER AN' TO3 SOI/. 8SE 3/ANTIN* SOI/ AT A// /OCATIONS 3ER 'ETAI/S THIS SHEET. /AN'SCA3E CONTRACTOR SHA// VERIF< TO3SOI/ 'E3TH AN' NOTIF< OWNER OF AN< 'EFICIENC<. SO' SHA// %E C8/T8RE' WITH 3RE'O0INATE/< .ENT8C.< %/8E*RASS SEE' OF RECENT 'ISEASE RESISTANT INTRO'8CTIONS.NO *8ARANTEE ON SO' E;CE3T AN< SO' NOT SATISFACTOR< AT TI0E OF CO03/ETION INS3ECTION SHA// %E 3RO03T/<RE3/ACE' 3RIOR TO CO03/ETION OF -O%. STA.E SO' ON S/O3ES 3 AN' *REATER. WHERE E;ISTIN* CONCRETE AS3HA/T AREAS ARE TO %E RE3/ACE' WITH /AN'SCA3IN* 3ROVISIONS SHO8/' %E TA.EN TOCOOR'INATE E;CAVATION OF S8%SOI/ TO A 'E3TH OF  WITH *RA'IN* CONTRACTOR. RE3/ACE WITH CO03ACTE' TO3SOI/.A// AREAS TO %E /AN'SCA3E' AN' SO''E' SHA// %E *RA'E' S0OOTH AN' EVEN. /AN'SCA3E CONTRACTOR IS RES3ONSI%/E FOR SO''IN* A// AREAS WHICH ARE 'IST8R%E' %< CONSTR8CTION INC/8'IN*A// R.O.W. AN' A'-ACENT 3RO3ERTIES. /AN'SCA3E CONTRACTOR IS RES3ONSI%/E FOR 3ROVI'IN* %/AN.ET ON A// SEE'E' AREAS THAT ARE S/O3E'. 08/CHA33/ICATION FOR A// OTHER SEE'E' AREAS SHA// %E EITHER H<'RO08/CH OR 'IS.E' STRAW 'E3EN'IN* ON SEE' T<3EA33/ICATION AN' OWNER RE48EST. /AN'SCA3E CONTRACTOR TO INSTA// VA//E< VIEW  %/AC. 'IA0ON' E'*IN* ARO8N' A// 3/ANTIN* %E'S AS SHOWN ONTHIS 3/AN. A// 08/CH TO %E FINE/< SHRE''E' HAR'WOO' OR*ANIC %AR. 08/CH. NO '<E' 08/CHES. INSTA// 4 'E3TH. NO FI/TERFA%RIC %ENEATH OR*ANIC 08/CHES. NO E'*IN* ARO8N' A// TREES O8TSI'E SHR8% %E'S. IF S3ECIFIE' A// *RAVE/ 08/CH SHA// %E  'IA. WASHE' RIVER ROC.. INSTA// 4 'E3TH WITH A33ROVE' WEE' FA%RIC%ARRIER IF IN'ICATE' 3/AN. /AN'SCA3E CONTRACTOR IS RES3ONSI%/E FOR IRRI*ATION S<STE0 INSTA//ATION 3ER IRRI*ATION 3/AN. 'ESI*N SHA// %EA33ROVE' %< OWNER 3RIOR TO INSTA//ATION. IRRI*ATION 'ESI*N SHO8/' ENCO03ASS A// /AN'SCA3E AREAS WITH SO'AN' OR 3/ANTIN*S FRO0 C8R% TO C8R%. R.O.W. SHO8/' %E IRRI*ATE' FRO0 S3RIN./ER HEA'S /OCATE' WITHIN 3RO3ERT<%O8N'AR<. CARE SHO8/' %E TA.EN IN VICINIT< OF A// WA/.S AN' 'RIVES TO 0INI0I=E OVER S3RA<. COOR'INATEINSTA//ATION OF A// 3VC S/EEVE 8N'ER 'RIVE AREAS WITH *ENERA/ CONTRACTOR. /AN'SCA3E CONTRACTOR SHA// C/EAN A// 3AVE0ENT AREAS AFTER A// /AN'SCA3E INSTA//ATION IS CO03/ETE AN'ACCE3TE' %< OWNER AN' 'AI/< AS 'EE0E' NECESSAR< %< THE CIT<. *ENERA/ CONTRACTOR TO SWEE3 3AVE0ENT AREAS 3RIOR TO T8RN OVER TO OWNER.CO03ACT 8N'ER ROOT %A//%RO.EN %RANCHES/OOSEN ROOT 0ASSFINISH *RA'E A%OVE E;ISTIN* *RA'ECO03ACTE' S8%*RA'E3/ANTIN* SOI/SET CROWN OF ROOT %A// RE0OVE 'EA' AN'4 'E3TH 08/CHRE0OVE %8R/A3. AN' WIRE %AS.ET 8N'ER ROOT %A//CO03ACTE' S8%*RA'ECO03ACT SOI/ %RO.EN %RANCHESTREE WRA3  STA.IN* *8<IN* FA// 3/ANTIN* ON/< A%OVE E;ISTIN* *RA'ESET CROWN OF ROOT %A// 4 'E3TH 08/CHFINISH *RA'EAS NEE'E''O NOT C8T 0AIN /EA'ERRE0OVE 'EA' AN'0AINTAIN NAT8RA/ TREE FOR0.%RO.EN %RANCHES'O NOT C8T 0AIN /EA'ERRE0OVE 'EA' AN' NO 08/CH A*AINST TR8N. 'RAWN %<SCA/E3RO-. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.'ATESHEET'ESCRI3TION'ATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNA/ REVIEWA3RSLJQHG'DWH ;;;;;;;RREHUW -. 0XHOOHURHJ. NR. 930I KHUHE\ FHUWLI\ WKDW WKLV SODQ VSHFLILFDWLRQ RUUHSRUW ZDV SUHSDUHG E\ PH RU XQGHU P\ GLUHFWVXSHUYLVLRQ DQG WKDW I DP D GXO\ OLFHQVHG/DQGVFDSH AUFKLWHFW XQGHU WKH ODZV RI WKHSWDWH RI 0LQQHVRWD.*RA3HIC04CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 009 30 -.V.S8%0ITTA/0A<0ROW WA<SITE SHIFT0A<0CIT< CO00ENTS-8N%ER04 08/CH E'*IN*4 08/CH4 08/CH4 08/CH4 08/CH E'*IN*4 SO'STRI34 SO'STRI3SO'RE3AIRASNEE'E'4 SO'STRI3SO'SO'SO'SO'4 N0RO4A3RO3WOWO %% %%9AS49 %-W3W% 3%FRA */ /% /%9ASSEE'RE3AIRASNEE'E'SEE'RE3AIRASNEE'E'% % CA/.CDUSLQXV FDUROLQLDQD%/8E %EECH%%30 [ 30 % %. CA/.AFHU UXEUXP NRUWKZRRG NORTHWOO' 0A3/EN0. CA/4XHUFXV DOEDWHITE OA.% %WO0 [ 0 OVERSTOR<TREES% %. 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NO S800ER SEE'IN*.0N STATE SEE' 0I; 3  'R< 3RAIRIE *ENERA/ OR A33ROVE' E48A/ .3ROVI'E EROSION CONTRO/ %/AN.ET ON SI'E S/O3ES.40 S<3A0SO 43SRW4/%4 [ 3 SFKL]DFK\ULXP VFRSDULXP/ITT/E %/8E STE0 CONTSEE'RE3AIRASNEE'E'WOWO ROSO'SEE' 10" PVC (PUBLIC ROAD)(PUBLIC ROAD)16" DIP 16" DIP 1 6 " D I P W.P. NOPARKINGHCACCESSIBLEZONECARWASHNOPARKINGLOADINGZONE NO PARKIN G HC ACCES SI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLEXER X E S 10'- 4 " X 4 7 ' - 6 34" 25,0 0 0 -G A L LO N XERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONCONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33939.9499999990090903909999009090090490PAVE0ENT F/8SH903.90.90.903.903903.903.904904903903904.9009490909090490090909039049999999999009090PAVE0ENT F/8SHPAVE0ENT F/8SHPAVE0ENT F/8SHPAVE0ENT F/8SH90.C * F/8SH W/ *RA'EC * F/8SH W/ *RA'E904904904.90390490.90.903904EXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINEXISTING TREES TO REMAINDISCPADXFMRPAD90390903909090090490909090490.90490390903903903TREE PRESERVATION:For areas that are not environmentally sensitive (Non-ESA)TREE PRESERVATION FOR %ASIC 8SE AREA:Trees removed Zithin Easic use area that are  dEh and over do not have to Ee reSlacedNumEer oI trees removed in Easic use area: 40Note: E[istinJ trees to remain are draZn to scale and are in JreenTREE PRESERVATION O8TSI'E OF %ASIC 8SE AREATree location not Zithin Easic use area:  tree to Ee reSlaced Ser  tree removed iI the tree is -dEh.  trees to Ee reSlaced Ser  tree removed iI the tree is over  dEhNo trees Zere removed outside oI the Easic use area thus no trees Zill Ee reSlaced Ior this area.For areas that are a Natural Resource Corridor Enhancement Area / Natural Resource Protected Area:TREE PRESERVATION O8TSI'E OF %ASIC 8SE AREAII a tree is removed outside oI the Easic use area Ior every  tree - dEh removed reSlace Zith trees and Ior every  tree over  dEh removed reSlace Zith 3 trees.CA/C8/ATIONSTrees removed:- dEh: T%' - ZaitinJ Ior an additional surveyover  dEh: T%' - ZaitinJ Ior an additional surveyTrees to Ee reSlaced: T%''RAWN %<SCA/EPRO-. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.'ATESHEET'ESCRIPTION'ATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNA/ REVIEWAPR-SiJned'ate ;;;;;;;RoEert -. 0uellerReJ. No. 930I hereEy certiIy that this Slan sSeciIication orreSort Zas SreSared Ey me or under my directsuServision and that I am a duly licensed/andscaSe Architect under the laZs oI theState oI 0innesota.*RAPHIC-04--CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES -009 P0 -.V.S8%0ITTA/0A<0-ROW WA</SITE SHIFT0A<0-CIT< CO00ENTS-8N-L2.2TREE PRESERVATION PLANKnow what'sbelow.before you dig.CallRP/OTTIN* NOTE: P/ANS P/OTTE' TO [SHEET SI=E ARE  SCA/E-0NORTH300=0 SCA/E: = 30 30 A// TREES WITHIN %ASIC8SE AN' 'IST8R%E' AREAS TO %E RE0OVE' 9(PUBLIC ROAD)111016.63.8CATCH BASINSFILLED WITH SNOWRIM:892.28INV: 886.03RIM:892.90INV: 885.95RIM:893.04INV: 885.90RIM:893.06INV: 885.8110" PVC 16" DIP 1 6 " D I P 4 8 " RC P 428 429434433431439438 (PUBLIC ROAD)CATCH BASINSFILLED WITH SNOWRIM:892.28INV: 886.03RIM:892.90INV: 885.95RIM:893.04INV: 885.90RIM:893.06INV: 885.8110" PVC 16" DIP 1 6 " D I P 4 8 " RC P W.P. N OPA R K I N G H C A C C E S S I B L E Z O N E CARWASH NOPARKINGLOADINGZONE NO PARKIN G HC ACCESSI B L E ZONEcar wash stackingAIR ACCESS AISLE30' VISION TRIANGLE10" RED OAK13" RED OAK7" RED OAK5" RED OAK5" RED OAK19" RED OAK7" QUAKING ASPEN6" RED OAK7" BURR OAK6" CHERRY8" QUAKING ASPEN6" RED OAK13" RED OAKXXXX11" RED OAK7" RED OAK6" RED OAK12" RED OAK6" RED OAK8" RED OAK6" QUAKING ASPEN7" QUAKING ASPEN8" QUAKING ASPEN7" QUAKING ASPEN8" QUAKING ASPEN8" QUAKING ASPEN8" QUAKING ASPEN5" QUAKING ASPEN8" QUAKING ASPEN16" RED OAK8" RED OAK16" RED OAK12" RED OAK6" BUR OAK7" RED OAK19" RED OAK7" RED OAK7' RED OAKXXXXXXXX15" RED OAKXXXX7" RED OAK13" RED OAK6" RED OAK6" GREEN ASHXXXX13" RED OAK13" RED OAK8" SIBERIAN ELM9" RED OAK12" CHERRY8" QUAKING ASPEN6" QUAKING ASPEN8" RED OAK8" RED OAK7" RED OAKXXXX8" RED OAK10" CHERRY7" QUAKING ASPEN6" QUAKING ASPEN6" QUAKING ASPEN7" QUAKING ASPEN10" RED OAK6" QUAKING ASPEN7" QUAKING ASPEN7" QUAKING ASPEN6" QUAKING ASPEN7" QUAKING ASPEN8" QUAKING ASPEN7" RED OAK7" QUAKING ASPEN8" QUAKING ASPEN9" QUAKING ASPEN6" QUAKING ASPEN8" RED OAK13" COTTONWOOD7" QUAKING ASPEN7" QUAKING ASPEN7" QUAKING ASPEN8" QUAKING ASPEN6" QUAKING ASPEN8" QUAKING ASPEN10" RED OAK8" QUAKING ASPEN8" QUAKING ASPEN8" QUAKING ASPEN6" CHERRY6" CHERRY7" QUAKING ASPEN6" RED OAK6" RED OAK6" QUAKING ASPEN10" RED OAK16" RED OAK7" RED OAK22" RED OAK8" QUAKING ASPEN6" QUAKING ASPEN7" QUAKING ASPEN6" WHITE OAK6" WHITE OAK12" RED OAK16" RED OAK15" RED OAK17" RED OAK7" RED OAK10" RED OAK10" RED OAK11" RED OAK12" RED OAK16" RED OAK7" RED OAK10" RED OAK8" RED OAK7" RED OAK9" QUAKING ASPEN9" QUAKING ASPEN7" QUAKING ASPEN8" QUAKING ASPEN6" RED OAK8" RED OAK10" RED OAK13" RED OAK12" RED OAK10" RED OAK11" RED OAK6" RED OAK6" RED OAK6" BLACK CHERRY6" HACKBERRY18" RED OAK7" RED OAK11" BUR OAK11" RED OAK10" RED OAK6" BLACK CHERRY7" CHERRY10" RED OAK19" RED OAK7" RED OAK10" RED OAK14" BUR OAK7" RED OAK9" RED OAKBBBBBBAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAAADCHPOLE 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1FPOLE 2GPOLE 3HPOLE 4FPOLE 5EPOLE 6HPOLE 7HPOLE 8POLE 9HGPOLE 10HPOLE 11HPOLE 13HPOLE 14EPOLE 15POLE 161DRAWN BYSCALEPROJ. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DATESHEETDESCRIPTIONDATENO.INTERNAL REVIEW22APR25-SignedDate XXXXXXXRobert J. MuellerReg. No. 19306I hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision, and that I am a duly licensedLandscape Architect under the laws of theState of Minnesota.GRAPHIC22-126604-25-22INSITES 22-009 PM J.V.SUBMITTAL22MAY05-PHOTOMETRIC SITE PLAN SCALE: 1'' = 30'-0''2022-0195.12275 West Wisconsin Avenue, Suite 300Milwaukee, WI 53203414 / 259 1500414 / 259 0037 faxABCDEFGHPROVIDE (16) 16' POLES.FIXTURE QUANTITIES- 40- 6- 10- 10- 2- 3- 2- 81. FOOTCANDLE LEVELS SHOWN ON THIS PLAN ARECALCULATED SIX INCHES ABOVE GRADE LEVEL.NOTE:LED LIGHT MOUNTED UNDER FUEL CANOPIESLED STRIP LIGHT MOUNTED IN GABLERECESSED LED DOWNLIGHTPOLE MOUNTED LED FIXTUREFIXTURE SYMBOLS:C & D E, F, G & HB AKEYED NOTES:LOT LIGHT ELEVATION DETAILNOT TO SCALEGRADE LEVELCURBCEME-TUBE FORMABOVE GRADEDRILLED PIERFOUNDATION3'3' 16'POLE 16 IS FOR CAMERA MOUNT ONLY E - LSI LIGHTING: MRS-LED-12L-SIL-3-UNV-50-70CRI-WHTLSI LIGHTING: MRS-LED-12L-SIL-3-UNV-50-70CRI-WHT-ILLSI LIGHTING: MRS-LED-12L-SIL-FT-UNV-50-70CRI-WHTLSI LIGHTING: MRS-LED-12L-SIL-FT-UNV-50-70CRI-WHT-ILOVERALL SITE:AVERAGE: 2.6MAXIMUM: 56.2MINIMUM: 0.0CALCULATION STATISTICSE1PHOTOMETRIC SITE PLAN DLCB - FIXTURE TYPES:A - C -D - RECESSED LED DOWNLIGHTGOTHAM EVO-35/30-8AR-WD-120-TRWLED STRIP LIGHT MOUNTED IN GABLELITHONIA -TZL1N-L96-10000LM-FST-MVOLTLSI LIGHTING: SCV-LED-23L-SCFT-UNV-DIM-50-WHTMOUNTED UNDER GAS CANOPYMOUNT FIXTURES WITH FORWARD THROW OPTIC AIMING ATSTORE FRONT.LSI LIGHTING: SCV-LED-15L-SC-UNV-DIM-50-WHTMOUNTED UNDER GAS CANOPY1THIS POLE IS FOR CAMERA MOUNT ONLY.COORDINATE LOCATION AND MOUNTING HEIGHT OFSECURITY CAMERA WITH OWNER.F - G - H - STORE AND PARKING LOTWOODED AREAWETLAND AREA1,505FTWOODED AREASTORE AND PARKING LOT59'-0"77'-4"663FT910920930880890900870940950910920930880890900870940950SECTION AASECTION BB910920930880890900870940950WOODED AREAWETLAND AREA1,603FTSECTION CCPROPERTY LINE RESIDENTIAL AREAPOBPOINT A75AC C E S S O P E N I N G 12 0 . 0 50 5050 755039 3939 3939 6060Δ=30° 02'14"R=818.51429.10S41°07'40"E109.40S11°05'26"E393.10Δ=28° 34'35"R=1041.74519.5727 3 . 3 660.00201202205203204224225226223213212211210209208279292275283296295287298297289291290294169299170891168293273 284274171172173174176175 835834 830829831833832300 815276827832828840844 846826177178179 301180165895894893896892 167166163164900899130898 897 126127128129159160161182 181162184183185186156155154157158134133138137136135140131132187346188189190153152194195149148150151146145147142141198199200353 354 357352351350349348 347 344343 34134219119219337041040940840740640542642740436536635936036335842 8 429364 41 9 42142242343443 3 43 243 5 43 6 43 1 430 437 443 444 44 5 44 6 447 45 4 45 5 45 6 45 7 459 458460461462463 46 4 46 5 46 6 467 468 46 9 47 0 87787 6 875 874 87287387 1 867868 870 86985986086 1 86 2 86 5 86 6 864 86 3 27 7 285 286282 28 8 27 0 27 2 28 1 27 8 280 27 1880881882883855259 258257 260261250238245246825 253254255256251252 243242241240239824848847849 850 248249853852851247823 822821820819818816 817217218219215214220221222232233236235234237 229230228227206207216 264263252854885886887307888311310308309312884 313879314315316 325326329328327330331332333303304302836305306334335339338337340374336378377375376372371373400399 398401369367368 403402397390395396411412413394393383382381380379384 389392 39132431731887831 9 32 032332232138538 7 388 386 418 42442 0 417416415414890839838837889425439 438 44 0 441 442451450 449 44 8 45 2 45 3 64 74 NORTH LINE OF THENW 1/4 OF SEC . 30 ,T. 31, R. 22 CE N T E R L I N E O F C . S . A . H . NO . 2 311 9(P U B L I C R O AD )1110SOUTHERLY LIMITS OF TREE INVENTORYEDGE OF WETLANDDELINEATION BY JACOBSON ENVIRONMENTAL (P U B L I C R IG H T O F W A Y . ST R E E T N O T B U I L T )PONDPOND WEST LINE OF GOV. LOT 1 CORPORATE LIMITSOF THE CITY OF LINO LAKES WETLANDSOUTH LINE OF GOV. LOT 1(PUBLIC ROAD)1.3 1.6 1.9 16.6 3.8 0.6 5.5 (PUBLIC ROAD)74CENTERLINE OF C.S.A.H. NO. 23CATCH BASINSFILLED WITH SNOWRIM:892.28INV: 886 .03RIM:892.90INV: 885.95RIM:893.04INV: 885.90RIM:893.06INV: 885.81RIM:890.74INV: 884.04RIM:889.96INV: 883.46RIM:889.67INV: 883.2750 64 RIM:891.60INV:876.40RIM:892.59INV:875.49RIM:891.98INV:874.89RIM:890.69INV:873.79(PUBLIC ROAD) 10" PVC 10" PVC16" DIP 16 " D I P 16 " D I P 48 " R C PFENCE NORTHOF LINE EXISTINGGAS LINE22EXISTINGGAS LINE2902904 904902 90 2904902 902902 900 898904 904904902900898896900900900898 896898 896894894896 894 892 89 2 902 904 906 415416 417418 421 422 423 424 425 426427 428 429430 431432 433434 435436 437 438 439 440 441 442 443443 444445446447 FE FE-K FE-K FE FE FE 75.075.0Δ=30° 02'14"R=818.51 429.10 S41°07'40"E109.40 S11°05'26"E393.10Δ=28° 34'35" R=1041.74 519.57 273. 3 660.00 TRAN S M I S S I ON L I N E E A S E M E N T P E R DOC. N O . 1 8 5 3 9 0 7 TRANSMISSIO N LIN E EAS EMENT PER DOC. NO . 185 3907 (PUB L I C R O A D )(PUBLIC ROAD) 16" DIP 16" DI P 16" DI P W.P. NOPARKIN GHCACCESSIBL EZONE CARWAS H NOPARKI NG LOA D I N GZONE NOPARKINGHCACCESSIBLEZONEcar wash stackingAIR ACCES S A I S LE 30' V I SI ON T RI AN GL E 15' PARKING SETBAC K 15' P A R K I N G S E T B A C K35' RESEIDENTIAL DISTRICT SETBACK10' BUI LD IN G A ND P AR KI NG SE TB AC K 5' SIGN SETBACK 40' BU I L D I N G S E T B A C K 5' SIG N S E T B A C K 40' BUILD ING SETB ACK WETLANDPROPOSED R.O.W. LINE XERXES10'-4" X 47'-634"25,000-GALLON XERX E S 8'-0" X 3 7 '-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000- GALLONXERXES8'-0" X 37'-012"12,000-GALLON XERXE S 10'-4" X 3 7 ' -834"20,00 0 -GALLONEXISTING R.O.W . LINECONVE NI ENC ESTOR EFFE=904 .0CAR WASHFFE=90 3. 33 893 892.5 894895 896 897 898 899 900 901 903 902 898 899 900 901 900 904 902 PAVEMEN T F LU S H903.5 901.5 902.5 903. 5 903903.5903.5904 904 903 903 904. 5 900 894 902902 902 904 900 901902903 904 899 898 897 896 897 898 899 900 902 901 PAVEME N T FL U SH PAVEMEN T F LU S HPAVEMENT F LU S H PAVEMENT F L US H 901. 5 C&G FLUSH W / G R AD E C&G FLUSH W / G R A DE 904 904 904.5 903 904 902.5 902. 5 903 891 900 902 904 904905892890889 NWL 882 894 894 DISCPAD XFMRPAD 884 886 888 892 25.0'MIN. BUFFERWIDTH50'BUFFERWIDTH894 894 903 902903902 901900 904 905 906905904 902 . 5 904 903 905 903 903902 903 STORMWATER WET BASINNWL = 889.00100-YR HWL = 891.93PERMANENT POOL VOL. RE4'D = 32,749 CFPERMANENT POOL VOL. PROVIDED =34,724 CFBAABCCSPSSITE PLAN SECTIONS Know what'sbelow.before you dig.CallRPLOTTING NOTE: PLANS PLOTTED TO 11x17SHEET SIZE ARE 12 SCALE-0NORTH30601"=60'SCALE:1" = 30'3015DRAWN BYSCALEPROJ. NO.FAX (608) 781-8960PH. (608) 781-8988LACROSSE, WI 54602-21071626 OAK STREETP.O. BOX 2107KWIK TRIP, Inc.DATESHEETDESCRIPTIONDATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPE ARCHITECTUREINC.INTERNAL REVIEW22APR25-SignedDate XXXXXXXRobert J. MuellerReg. No. 19306I hereby certify that this plan, specification, orreport was prepared by me or under my directsupervision, and that I am a duly licensedLandscape Architect under the laws of theState of Minnesota.GRAPHIC22-126604-25-22CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 22-009 PM J.V.SUBMITTAL22MAY05-ROW WAY/SITE SHIFT22MAY20-CITY COMMENTS22JUN27- A/C AIR CONDITIONING ACT ACOUSTICAL CEILING TILE AD AREA DRAIN ADJ ADJUSTABLE AFF ABOVE FINISHED FLOOR ALT ALTERNATE ALUM ALUMINUM AP ACCESS PANEL APPROX APPROXIMATE @ AT BD BOARD BRG BEARING BIT BITUMINOUS BLKGBLOCKING BR BRICK BLDGBUILDING BM BEAM B.O.BOTTOM OF BOTT.BOTTOM BRG BEARING BTWN.BETWEEN CAB CABINET CB CONCRETE BLOCK CIP CAST-IN-PLACE CF CUBIC FEET CPT CARPET CLG CEILING CLK CAULK CLR CLEAR CT CERAMIC TILE CTR CENTER CO CLEAN OUT COL COLUMN CONCCONCRETE CMU CONCRETE MASONRY UNIT CONT CONTINUOUS CONST CONSTRUCTION CONTR CONTRACTOR CJ CONTROL JOINT COORD COORDINATE CRPT CARPET CY CUBIC YARD DBL DOUBLE DET DETAIL DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DIST DISTANCE DN DOWN DRS DOORS DS DOWNSPOUT EWC ELECTRIC WATER CHILLER ELECT ELECTRICAL EL ELEVATION ELEV ELEVATOR EP EPOXY PAINT EQUIP EQUIPMENT EXIST EXISTING EPS EXPANDED POLYSTYRENE EXP EXPOSED EXT EXTERIOR EIFS EXTERIOR INSULATION FINISH SYSTEM FV FIELD VERIFY FIN FINISH FE FIRE EXTINGUISHER FL FLOOR FD FLOOR DRAIN FTG FOOTING FDN FOUNDATION GEN GENERAL GC GENERAL CONTRACTOR GL GLASS OR GLAZING GFCMU GROUND FACE CMU Typical Abbreviations List GYP BD GYPSUM BOARD H&V HEATING & VENTILATION HC HOLLOW CORE HM HOLLOW METAL HO HOLD OPEN ARM HR HOURS HYD HYDRANT INSUL INSULATION INT INTERIOR JT JOINT JST JOIST MBD MARKER BOARD MAS MASONRY MO MASONRY OPENING MAX MAXIMUM MECH MECHANICAL MTL METAL MIN MINIMUM NIC NOT IN CONTRACT NTS NOT TO SCALE OC ON CENTER OD OUTSIDE DIAMETER OH OVERHEAD PNT PAINT PLAS PLASTER PLAM PLASTIC LAMINATE PL PLATE PLBGPLUMBING PLYWD PLYWOOD PCT PORCELAIN CERAMIC TILE P/C PRECAST P/C TERR PRECAST TERRAZZO PREFAB PREFABRICATED PREFIN PREFINISHED PT PRESSURE TREATED QT QUARRY TILE REINF REINFORCING OR REINFORCEMENT REQ'D REQUIRED R RISERS RD ROOF DRAIN RFG ROOFING RFS ROOM FINISH SCHEDULE RM ROOM SCHED SCHEDULE S SEALED SIM SIMILAR SC SOLID CORE S.SURF SOLID SURFACE SPEC SPECIFICATION ST STAIN SS STAINLESS STEEL STRUCT STRUCTURE OR STRUCTURAL SW SITE WASTE TBD TACKBOARD TEMP TEMPERED TERR T TERRAZZO TILE T&G TONGUE & GROOVE T/TOP OF TP TOILET PARTITION TR TREADS TYP TYPICAL UNFIN UNFINISHED VB VAPOR BARRIER VERT VERTICALLY VCT VINYL COMPOSITION TILE VWC VINYL WALL COVERING VB VINYL BASE WWF WELDED WIRE FABRIC WDW WINDOW W/WITH WD WOOD Room name 101 A101 1 A101 A101 1 101ROOM TAG SECTION CALLOUT ELEVATION CALLOUT DETAIL CALLOUT DOOR NUMBER CW- A1 CURTAIN WALL TYPE WALL TYPE VERTICAL WORKING POINT ELEVATION 1 0 REVISION INDICATOR GRID LINE -CENTER OF STEEL STUD Graphic Symbols EARTH CONCRETE CONCRETE MASONRY UNIT FACE BRICK SPRAY-FOAM INSULATION STRUCTURAL STEEL BATT INSULATION ROUGH LUMBER RIGID INSULATION GYPSUM BOARD PLYWOOD Material Symbols CAR WASH THERMAL ENVELOPE NOTES EXTERIOR WALLS: TYPICAL EXTERIOR WALLS: 3" POLYISOCYANURATE INSULATION (R-18.5) AND EPOXY PAINT ON ALL INTERIOR SURFACES. 1. 2. PACK ALL DOOR AND WINDOW VOIDS. FOAM ALL PENETRATIONS.3. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) 4. INTERIOR WALLS: NO SOUND INSULATION 1. ROOF:AT CENTER FLAT ROOF: TPO MEMBRANE ROOFING SYSTEM FULLY ADHERED OVER A MIN. OF 6" TAPERED POLYISOSANUATE INSUL. (R-35) OVER VAPOR BARRIER OVER 8" CONC. PLANK 1. FOUNDATION PERIMETER: 1. AIR BARRIER CARWASH AIR BARRIER IS EXTERIOR BRICK VENEER.A. FENESTRATION SYSTEMAREA AT PERIMETER METAL ROOF: R-25 BLOWN IN INSULATION OVER 2" CLOSED-CELL SPRAY FOAM (R-13) 2. PRECAST DECK - CONCRETE SEALANT.3. R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE SPEC. CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. COMMON WALLS: (R-20) SPRAY FOAM POLYURETHANE (3"). APPLY INTUMESCENT COATING @ ALL EXPOSED AREAS. 1. COLD ATTIC CEILING: (R-36) BLOWN FIBERGLASS (14") PLUS 2" SPRAY FOAM (R 13.0) 1. GLASS BLOCK WINDOWS:R-1.96, U = 0.51, SHGC: 0.35 FIBERGLASS REIN. PANEL DOOR & FRAME: U = 0.500 OVERHEAD POLYCARBONATE DOORS: U = .260 (INCLUDES VINYL & AIR FILMS) SYMBOL LEGEND F1 GRID LINE - FACE OF BRICK VENEER & FOUNDATION WALL CA GRID LINE - CENTER OF STEEL MATCH LINESEG A SEG B COLD ATTIC CEILING: R-49 BLOWN FIBERGLASS WITH 4 MIL POLY VAPOR BARRIER AT GYP. BD. SURFACES. PROVIDE DEPTH MARKERS ON TRUSSES RETAIL STORE THERMAL ENVELOPE NOTES 1. KNEE WALL AT CEILING: R-27 SPRAY FOAM POLYURETHANE (4") APPLY INTUMESCENT COATING @ ALL EXPOSED AREAS. 1. EXTERIOR WALLS: TYPICAL EXTERIOR WALLS: 3" UNFACED POLYISOCYANURATE INSUL. (R18.5) WITH VAPOR BARRIER COATING ON ALL INTERIOR GYP. BD. SURFACES 1A. WALLS AT FREEZER AND COOLER: 3" UNFACED POLYISOCYANURATE INSUL. (R18.5) WITH 5/8" DENS SHIELD, BEAD OF SEALANT AT ALL EDGES. NO ADDITIONAL FINISH OR VAPOR BARRIER. NO TAPE OR PAINT. 1B. PACK ALL DOOR AND WINDOW VOIDS.2. FOAM ALL PENETRATIONS.3. SEAL ALL VAPOR BARRIER PENETRATIONS (OUTLETS, LIGHT FIXTURES, ETC.) 4. INTERIOR WALLS: NO SOUND INSULATION 1. ROOF:R-35 TAPPERED POLYISOCYANURATE (6" MIN) 2 LAYERS W/ STAGGERED JOINTS. 1. FOUNDATION PERIMETER: R-10 EXTRUDED RIGID INSULATION (2"THICK). SEE SPEC. CONTINUOUS FROM TOP OF FOOTING TO TOP OF FOUNDATION WALL. 1. AIR BARRIER FENESTRATION SYSTEMAREA USE VAPOR BARRIER COATING ON ALL INTERIOR DENS SHIELD SURFACES. 5. HEATED SLAB: R-20 EXTRUDED RIGID INSULATION (4"THICK) SEE SPEC. UNDERSLAB RADIANT FLOOR.1. AIR BARRIER AT KNEE WALL WITHIN TRUSS SPACE, BETWEEN STORE AND ATTIC IS 4" CLOSED CELL SPRAY FOAM OVER GYPSUM BOARD THERMAL BARRIER. 2. SEAL ALL UTILITY PENETRATIONS TO AIR BARRIER.3. SEAL ALL WINDOW AND DOOR FRAMES.4. VAPOR BARRIER:5. GYP. BD. WALLS AND SPRAY FOAM KNEE WALL PAINTED: HALMAN LINSAY 530-1 FOR PERM RATING OF 0.30 A. 4 MIL POLY AT ATTIC CEILING.B. AIR & VAPOR BARRIER SPRAY @ ALL EXTERIOR WALLS. SEE SPEC & DETAIL 1. . ALUMINUM WINDOWS: U = 0.36, SHGC: 0.40 ALUMINUM DOORS: U = 0.67, SHGC: 0.35 H.M. INSULATED DOORS: U = 0.44 ALUMINUM DOORS AND WINDOWS VALUES PER NFRC100 BY TUBELITE FOR T14000 WINDOWS AND NARROW STYLE DOORS. ZONES 5 & 6 ALUMINUM WINDOWS: U = 0.29, SHGC: 0.45 ZONE 7 F1 F1 F2 F2 F3 F3 F4 F4 F5 F5 FA FA FD FD FE FE Kitchen 104 Kitchen Storage 107 Walk-In Cooler 108 CBT Room 110 Mens Toilet Room 113 Utility Room 118 Delivery Room 109 IT Closet 112 Womens Toilet Room 114 Family Toilet Room 115 5 Dr. Freezer 116 19 Dr. Cooler 106 Queing 111 Beer Cave 117 29' - 4"33' - 6"17' - 8" 16' - 10" CA CA C1 C1 C3 C3 C4 C4 Walk-In Freezer 105 Vestibule 100 Coffee 103 Checkout 102 C2 C2 11" 29' - 2"34' - 6"31' - 10"11" Sales 101 8' - 6" SEG B SEG A SEG B SEG A 4' - 4" Vestibule 119 10' - 8"4' - 0"4' - 0"4' - 0"22' - 8"4' - 0"4' - 0"4' - 0"10' - 8" Equipment Room C101 Carwash Bay 1 C100 SEG C SEG B S E G CS E G B FG FG 27' - 4"11' - 0"84' - 4"97' - 4" 11"31' - 10"34' - 6"29' - 2"11"122' - 8"38' - 4"122' - 8"4' - 4"10' - 0"17' - 0"3' - 10"3' - 2"68' - 0"29' - 4" 97' - 4" FE FE-KFE-K FE 2' - 4"15' - 4"16' - 0"30' - 4"3' - 4"30' - 0" FE FE FB FC F6 4' - 4"10' - 0"7' - 0"5' - 4"5' - 4"3' - 10"5' - 6"3' - 4"9' - 8"10' - 8"52' - 0"3' - 4"2' - 4"27' - 4"11' - 0"40' - 3 1/2"13' - 5"30' - 7 1/2"51' - 9"43' - 7"28' - 8"4' - 4"51' - 4"40' - 9"43' - 7"4' - 0"6' - 0"7' - 0"A R C H I T E C T SI N C750 N. Third Street La Crosse, WI 54601(608) 784-2729Ph(608) 784-2826FaxKWIK TRIP, Inc. P.O. BOX 2107 1626 OAK STREET LA CROSSE, WI 54602-2107 PH. (608) 781-8988 FAX (608) 781-8960 SHEET TITLE TYPE: DRAWN BY: DATE: JOB #:PROJECT TITLE:PROJECT LOCATION:SHEET NO. REVISIONS A000 Overall Floor Plan & Thermal Envelope Insulation Values & Notes Generic Author 06.21.2021 ----.--Store - 2022 RH-WI-CW-SV Gen 3 PrototypeWisconsinKwik Trip/Kwik Star, Inc.1/8" = 1'-0"1 Overall Plan NORTH NO. DATE Gen 3 - 1 Bay CW with Side vestibule & Rear Gable per 2D elevation 07.01.2021 Front elevation – 2428 overall SF Square Footage Percentage Glazing 312 12.9 Green Metal Roof 1,049 43.2 Metal Fascia (Red & Tan) 139 5.7 Stucco 87 3.6 Brick/Soldier Course 720 29.6 Door & Window Aluminum 121 5 Rear Elevation – 2428 overall SF Glazing 132 5.4 Green Metal Roof 1,055 43.5 Metal Fascia (Red & Tan) 128 5.3 Stucco 115 4.7 Brick/ Soldier Course 981 40.4 Door & Window Aluminum 17 .7 Vestibule Elevation – 3000 overall SF Glazing 140 4.7 Green Metal Roof 1,430 47.7 Metal Fascia (Red & Tan) 153 5.1 Stucco 106 3.5 Brick/ Soldier Course 915 30.5 Door & Window Aluminum 163 5.4 Carwash Door 93 3.1 Delivery Elevation – 3000 overall SF Glazing 23 .7 Green Metal Roof 1,547 51.6 Metal Fascia (Red & Tan) 152 5.1 Stucco 0 0 Brick/ Soldier Course 1,125 37.5 Door & Window Aluminum 60 2 Carwash Door 93 3.1 902904 904 902 902 904 902 902902 900 898 904904904902900898896900900900 898 896 898896894894 896894892892902904906FEFE-KFE-KFE FEFE75.075.0STREET AND UTILITY EASEMENT PERDOC. NO. 993102. AS SHOWN ONANOKA COUNTY HALF SECTION MAP.20 R I C E L A K E P R O F E S S I O N A L C E N T E R Δ=30° 02'14"R=818.51429.10S41°07'40"E109.40 S11°05 ' 26 " E393.10 273.36 60.0 0 225 170 891 893 896892 900 898897129 160 182184183185 154 134 137 140 132 187 346 188152 194 149 148 150151 146 145 147 142 141 198 199 200353 357 352 351350 348 191 192193 427 404 365366360363428429364421423434433432435436431430437443444445446 447 454455 456 457 459 458 460 4 6 1 46 2 463 464 465 466 467 468 469 470 862 241 221 222 235 234 229 228 367368 321385386416414425439438440 441 442 451 450 449 448 452 453 RESTRICTED ACCESS PER DOC. NO. 1314226HIGHWAY EASEMENT PER DOC. NO. 1314226 STREET AND UTILITY EASEMENTPER DOC. NO. 1370241TRANSMISSION LINE EASEMENT PERDOC. NO. 1853907 TRANSMISSION LINE EASEMENTPER DOC. NO. 1853907 0.6 5.5 RIM:891.98 INV:874.89 RIM:890.69INV:873.7910" PVC10" PVC16" DIP16" DIP 16" DIP FENCE NORTH OF LINE W.P.NOPARKINGHCACCESSIBLEZONECAR WASH NOPARKINGLOADINGZONE NOPARKINGHCACCESSIBLEZONEcar wash stacking AIR ACCESS AISLE30' VISION TRIANGLE WETLANDXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES8'-0" X 37'-012"12,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONXERXES10'-4" X 37'-834"20,000-GALLONCONVENIENCESTOREFFE=904.0CAR WASHFFE=903.33 93 94999 9 99 900 90 903 90 999900 90 900 904 903AVE0ENT F/8SH 903904 90490390310" RED OAK13" RED OAK7" RED OAK 5" RED OAK 5" RED OAK19" RED OAK7" QUAKING ASPEN6" RED OAK7" BURR OAK 8" RED OAK 16" RED OAK 12" RED OAK6" BUR OAK 7" RED OAK 19" RED OAK 7" RED OAK 7' RED OAK 15" RED OAK 7" RED OAK 8" RED OAK 7" RED OAK 8" RED OAK 900 94 10" CHERRY 90 90 90904 9009090903 904 99 999 9 9 99 900 90903AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH3AVE0ENT F/8SH C * F/8SH W *RA'E C * F/8SH W *RA'E904904903904903 P INE HO L LOW DR IV E LAKE DRIVE (C.S.A.H. NO. 23)HODGSON ROAD (C.S.A.H. 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BOX 2107KWIK TRIP, Inc.'ATESHEET'ESCRI3TION'ATENO.3 1 3 1 F e r n b r o o k L a n e N o r t h , S T E 260P l y m o u t h M i n n e s o t a 5 5 4 4 77 6 3 . 3 8 3. 8 4 0 0f a x 7 6 3 . 3 8 3 . 8 4 4 0SITE PLANNING LANDSCAPEARCHITECTUREINC.INTERNA/ REVIEWA3RSLJQHG'DWH ;;;;;;;RREHUW -. 0XHOOHURHJ. NR. 930I KHUHE\ FHUWLI\ WKDW WKLV SODQ VSHFLILFDWLRQ RUUHSRUW ZDV SUHSDUHG E\ PH RU XQGHU P\ GLUHFWVXSHUYLVLRQ DQG WKDW I DP D GXO\ OLFHQVHG/DQGVFDSH AUFKLWHFW XQGHU WKH ODZV RI WKHSWDWH RI 0LQQHVRWD.*RA3HIC04CONVENIENCE STORE 1266 LINO LAKES, MINNESOTA -- INSITES 009 30 -.V.S8%0ITTA/0A<0ROW WA<SITE SHIFT0A<0311'-634" 1 PLANNING & ZONING BOARD AGENDA ITEM 6B STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: August 10, 2022 REQUEST: PUBLIC HEARING for Belland Farms Second Addition and New Horizon Academy 1. Preliminary Plat 2. Conditional Use Permit 3. Site Plan Review CASE NUMBER: PP2022-002 CU2022-008 SP2022-006 APPLICANT: Rehbein Properties Attn: Matt Rehbein 7625 24th Avenue N Lino Lakes, MN 55038 New Horizon Academy Attn: Heidi Pross 3405 Anapolis Lane, Suite 100 Plymouth MN, 55447 OWNER: Rehbein Properties Attn: Matt Rehbein 7625 24th Avenue N Lino Lakes, MN 55038 REVIEW DEADLINE: Complete Application Date: July 11, 2022 60-Day Review Deadline: September 12, 2022 120-Day Review Deadline: November 11, 2022 Environmental Board Meeting: July 27, 2022 Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2022 Tentative City Council Work Session: September 6, 2022 Tentative City Council Meeting: September 12, 2022 2 BACKGROUND The property owner, Rehbein Properties, is preliminary platting one 1.57 acre commercial lot for the purpose of constructing a 12,027sf commercial day care facility. The name of the preliminary plat is Belland Farms Second Addition. The name of the day care facility is New Horizon Academy. The Land Use Application is for the following: • Preliminary Plat o Lot 1 and Outlot A, Belland Farms Second Addition • Conditional Use Permit o Commercial Day Care Facility This staff report is based on the following information: • Summary Report prepared by Rylaur dated July 11, 2022 • Belland Farms Second Addition Preliminary Plat Plan Set prepared by EG Rud & Sons, Inc. dated July 8, 2022 • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design dated July 11, 2022 • New Horizon Academy Architectural Plans prepared by Rylaur dated July 11, 2022 • Landscape Plan prepared by Carmen Simonet Design, LLC dated July 11, 2022 • Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022 • Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022 ANALYSIS Existing Site Conditions The 13 acre site is located in the northwest quadrant of CSAH 14 (Main Street) and 24th Avenue. 24th Avenue/Elmcrest Avenue is the municipal boundary between the City of Lino Lakes and the City of Hugo. The site is currently vacant commercial land with cropland, a small wooded area and wetlands. A 66 ft wide Minnesota Pipeline Easement bisects the site. Elevations range from 920EL in the south east portion of site down to 912EL at wetland in northwest corner of site. The soils are clayey sand and sandy lean clay. Hydrologic soil group is C. Groundwater elevations range from 908 to 912EL. An eye care clinic is under construction in the southeast quadrant of the Belland Farms development. Zoning and Land Use 3 The parcel is zoned GB, General Business and allows for commercial day care facilities with an approved conditional use permit. The parcel is guided commercial per the City’s 2040 Comprehensive Plan. Current Zoning GB, General Business Existing Land Use Agricultural Future Land Use per 2040 Comp Plan Commercial Utility Staging Area 1A=2018-2025 Surrounding Zoning and Land Use Direction Zoning Existing Land Use Future Land Use North R-BR, Rural Business Reserve Agricultural Commercial South GB, General Business Commercial Commercial East PUD (City of Hugo) Residential Residential West GB, General Business Vacant Commercial Commercial Subdivision Ordinance Conformity with the Comprehensive Plan and Zoning Code The preliminary plat is consistent with the comprehensive plan for commercial development and zoning code requirements for GB, General Business as detailed in this staff report. Blocks and Lots The proposed preliminary plat contains Lot 1, Block 1 and Outlot A, Belland Farms Second Addition. Parcel Acres Purpose Lot 1, Block 1 1.57 acres Commercial day care Outlot A 11.22 acres Future development & stormwater pond TOTAL 12.79 acres 4 Since there is no underlying preliminary plat and development plans for Outlot A, the outlot will need to be preliminary and final platted in the future. Staff Comments: 1. The preliminary plat is not consistent with the preliminary plat approved for Belland Farms. a. Rosemary Way street right-of-way shall extend to the west lot line on the preliminary plat. b. Lot 3 shall be shown on the preliminary plat to the west of Lot 2. 2. The Certificate of Survey and Preliminary Plat for Belland Farms Second Addition shall orientate on the page the same direction as the approved plans for Belland Farms. 3. The preliminary plat shall plat the balance of the site into lots consistent with Sheet 5, Ghost Plat. This is similar to the preliminary plat for Belland Farms (Lots 1-3) and will save time and the expensive of preliminary platting one (1) lot at a time. The final plat may then show the lots as an outlot until they are ready to be developed. Streets and Alleys Rosemary Way is a public street aligning with Rosemary Way in the City of Hugo and extends from 24th Avenue west across the north lot lines of Lots 1-2, Block 1, Belland Farm. It is 32 ft wide paved back to back within 60 ft of street right-of-way. With the second addition, the public street will extend to the west lot line where it will eventually connect with the private street in Main Street Shoppes to the west. Both developers and the City have reviewed conceptual street alignments. Staff notes Rosemary Way will eventually extend west and connect to Otter Lake Road to serve future development in both Belland Farms and Main Street Shoppes. This connection will create an important “backage road” from the City of Hugo and parallel to CSAH 14/Main Street to support transportation in the area. CSAH 14/Main Street is an A-Minor Connector road and has limited access points throughout the corridor. Southbound 24th Avenue access onto CSAH 14/Main Street is right in/right out. A shared driveway from Rosemary Way serving Lot 1 and future Lot 2 is proposed. This driveway aligns with the eye clinic driveway to the south. Maintenance of the shared driveway is private. Staff Comments: 1. An additional 7ft of street right-of-way along 24th Avenue is required for future turn lanes. 2. A shared driveway agreement and exhibit shall be drafted by the developer. a. The agreement shall detail private maintenance responsibilities of the driveway, landscaped parking lot median, island landscaping, lighting etc. 5 3. A 5ft wide sidewalk shall be installed along both the north and south side of Rosemary Way and terminate at the end of the street construction. Easements Standard drainage and utility easements at least 10 feet wide have been provided over the lots lines. An oversized 20 ft wide drainage & utility easement is provided along the east lot line of Lot 1 for drainage. Public Land Dedication The City will collect a cash fee of $3,956.40 in lieu of land dedication for commercial development for final platted Lot 1, Belland Farms Second Addition. Belland Farms Second Addition 1.57 acres x $2,520 per acre = $3,956.40 Site and Building Plan Review Site Plan This site and building plan review is only for Lot 1, Block 1, Belland Farms Second Addition and the proposed 12,027sf commercial day care. Future development of the remaining lots will require a separate land use application for site and building plan review. The building is located in the northwest corner of the site with parking lot in the front. Three (3) play areas are located north and east of the building enclosed with a 5ft high black metal picket fence. Staff has completed a full site and building plan review of the project. The attached applicant’s narrative provides additional information. Overall, the proposed site plan and building meets ordinance and performance standard requirements unless otherwise noted. Staff Comments: 1. The property lines on all plan sheets shall be shown as a solid line. Lot Size and Setbacks The front lot line is along Rosemary Way. Lot size, lot width and setback requirements are met. 6 GB Requirements Lot 1 Min. Lot Size 20,000 sf 68,482 sf Min Lot Width 100 ft 227 ft Setbacks-Street Required Proposed Principal Building-24th Ave (local) 30 ft 85 ft Principal Building-Rosemary Way 30 ft 132 ft Accessory Building (trash enclosure) 30 ft 33 ft Parking Lot 15 ft 32 & 20 ft Setbacks-Side Yard Required Proposed Principal Building 10 ft 10 ft Accessory Building 10 ft NA Parking Lot/Driveway 10 ft 11 ft Architectural Plans and Exterior Building Materials The day care facility is single story with exterior materials consisting of stone veneer, glass and Hardi-Board lap siding. The color palette consists of earth tone blue accent bands, white board & batten, gray lap siding, dark bronze and pale white coping. The materials are compliant with performance standards. The building height is 22’ 6” to the parapet top which is less than that maximum 45 ft allowed. A 320sf trash enclosure/storage area is proposed on the east side of the building. Construction details provided on Sheet A200 indicate stone veneer, gray lap siding and pale white coping to match the principal building. The swing gate is trex fencing woodland brown that has 100% opacity. The trash enclosure is 6’ 11” in height and the storage area is 10’ 5” in height. The trash enclosure/storage area meets performance standards. 7 Per Sheet A102 and A300, the mechanical equipment is located on the rooftop and screened by 5’6” high parapets. Per the applicant’s narrative, the building will be sprinkled for fire suppression. Outdoor Lighting Per City Code Section 1007.043(6)(d), no light source shall exceed 1.0 foot candle onto right of way or 0.4 foot candle onto adjacent property. Per Sheet SL2.0, Photometric Plan, no light sources exceed 1.0 foot candle along 24th Avenue or Rosemary Way and are compliant. Light sources do max at 1.3 foot candle within the shared driveway because a light pole is located in the island which is acceptable for safety purposes. Light fixtures on the 25 ft high poles are down lit and cutoff as required by city code. Downlit wall mounted lights are provided on the exterior of the building. Staff Comment: 1. Light sources that exceed 0.4 foot candles onto adjacent property north of the shared driveway shall be revised. Off-Street Parking Requirements Per City Code Section 1007.044(6), day care facilities require one (1) space per teacher on the largest shift, plus (1) space per five (5) students/children based on maximum capacity. Per the applicant’s narrative, the facility has a licensed child population of 176 children and 25 staff. This would require 60 stalls (25 + 176/5 = 60 total). The applicant’s narrative states 61. Sheet C2.1, Site Plan and Sheet A001, Architectural Site Plan indicate 47 paved parking stalls, 2 ADA parking stalls and 12 deferred parking stalls for a total of 61 parking stalls. City Code Section 1007.044(7) details requirements for Parking Deferment. The applicant’s narrative details compliance with the parking deferment requirements. Staff Comment: 1. A Parking Deferment Agreement has been drafted by the City and will be recorded against the property. Grading Plan and Stormwater Management Per the Stormwater Management Report prepared by Contour Civil Design dated July 11, 2022, the site has a generally flat topography, with elevations ranging from 920 to 916 EL. Currently, stormwater from the site either drains south to Rosemary Way and ultimately to Clearwater Creek or northwest to an existing wetland located about 170 feet northwest of the parcel, which ultimately drains to Anoka County Ditch 55. 8 Both the daycare facility and extension of Rosemary Way are included in the stormwater analysis. Storm sewer will be used to collect stormwater from the site. The storm sewer will be routed to a new stormwater pond located northwest of the New Horizons Academy parcel on Outlot A. Due to onsite soils consisting of clayey sand and sandy lean clay, infiltration of stormwater is not feasible. Therefore, wet sedimentation basins are proposed to provide the water quality treatment. The stormwater pond will discharge to the existing wetland located about 170 feet northwest of the parcel. The stormwater pond will provide water quality treatment and rate control for the project. Additionally, an irrigation reuse system is proposed to provide volume reduction for the site. The proposed stormwater management facility has been reviewed by the City Engineer and RCWD for compliance for rate control, water quality and volume control. Public Utilities The day care facility will be municipally served by a 27” sanitary sewer main and a 12” watermain located along Rosemary Way. The subject site is located in Utility Staging Area 1A (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. Staff Comments: 1. Public utilities shall be extended north along 24th Avenue to the north lot line to service future development. Tree Preservation and Mitigation Standards The Environmental Coordinator and Environment Board reviewed the tree preservation and landscaping requirements. The following comments are from the July 27, 2022 Environmental Board staff report. Additional comments are provided in the attached August 1, 2022 memo. A tree survey will not be required for this site, because there are no trees over 6 inch DBH to survey. Preservation and mitigation standards are met. Open Areas Landscape Standards Open area equals 23,600 sf which requires 12 large trees and 35 large shrubs. Nine (9) large trees and 93 large shrubs are proposed. Open space requirements are not met. Additional open space plantings are required for the open space area around the stormwater pond. A landscape plan for this area shall be submitted. 9 Buffer and Screen Standards The Landscape Plan calls for a 5-foot high black picket fence on the west, north, and east perimeters, with landscape plants to provide additional screening and aesthetic value. The east perimeter, because it is adjacent to a less intense land use (residential), must have a 6-foot continuous planting screen that blocks visibility completely. This could be accomplished with a different fence material for this perimeter or additional plants that will provide continuous, year-round screening. Buffer and screen standards have not been met for the east perimeter between the north property line and northern edge of the parking lot. Canopy Cover Canopy cover standards call for a minimum of 40% canopy coverage. Vehicular hardscape planned: 22,701 sq. ft. Canopy cover requirement: 9,080 sq. ft. Canopy cover provided: 9,200 sq. ft. Canopy cover requirements have been met. Foundation Landscaping Foundation landscaping is provided along the south and east side of the building and the requirements have been met. Sod and Ground Cover Standards All areas not otherwise improved in accordance with the approved site plans shall have a minimum depth of 4 inches of topsoil and be sodded including boulevard areas. Seed may be provided in lieu of sod in certain cases, including when the area is adjacent to natural areas or wetlands. A landscape plan for Pond 100 must be submitted that includes a native seed mix suitable for stormwater ponds. The city native plant establishment requirements will apply to the native seeded area. Boulevard Trees Boulevard trees are not required for commercial developments. Signage 10 A monument sign is shown on the southeast corner of Lot 1. A separate Sign Permit Application with detailed sign information is required for any on site or building signage. Impervious Surface Coverage The allowed maximum impervious surface coverage per lot in the GB, General Business District is 75%. Per Sheet C2.1, Site Plan, Lot 1 has 63% impervious surface and is compliant. Traffic Study A Traffic Analysis Memorandum was prepared by SSTS Traffic Solutions dated June 28, 2022 for the entire of the Belland Farms site. The study analyzed the following intersections: • Main St (CSAH 14) & 24th Ave N • Main St/Frenchman Rd/CSAH 8 & Victor Hugo Blvd • Victor Hugo Blvd & Rosemary Way • 24th Ave N & Rosemary Way Trip Generation The year 2025 was used for full build scenario and a 1.5% annual traffic growth rate was used. AM peak is 7am to 8am and PM peak is 4:30pm to 5:30pm. Total net weekday ADT is 1,999 trips. The table below provides a detailed breakdown of land use, peak trips, shared trips and pass-by trips. Shared trips account for the complimentary nature between the land uses of the Proposed Project (i.e., an employee visiting the retail uses or coffee shop). Pass-by/diverted trips are trips that are attracted to the site from existing traffic already passing on adjacent roadways. The pass-by trips are accounted for in the turning movements at the access locations as they enter and exit the site, but do not result in an overall increase in traffic in the study area. Diverted trips are trips that are diverted from a roadway and travel through adjacent roadways and intersections to access the site. For this study diverted trips are likely to be to/from Main St. 11 Level of Service Level of Service (LOS) is used to describe the operating conditions and driver delay (measured in seconds) of an intersection. Operations are given letter designations from “A” (best operating conditions) to “F” (worst conditions). City Code Section 1007.020, Site Plan Review and Section 1001.013(2)(c), Premature Subdivision establishes minimum Level Of Service (LOS) requirements. The ordinance states that if the LOS is A or B, the proposed subdivision shall not the degrade the LOS more than one grade. If the LOS is C or D, it shall not degrade the LOS. Intersections with a LOS of E or F must be improved to ensure a LOS of D or better. 2025 No-Build Overall LOS 2025 Build Overall LOS Intersection A.M. Peak P.M. Peak A.M. Peak P.M. Peak CSAH 14 (Main St) & 24th Ave N A A A A CSAH 8 (Main St) & Victor Hugo B C B C Victor Hugo & Rosemary Way A A A A 24th Ave N & Rosemary Way A A A A 24th Ave N & North Access NA NA A A The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the development is not considered premature and the traffic generated by the development is within the capabilities of the City’s road system. Otter Lake Road Master Plan 12 The City is currently drafting an Otter Lake Road Master Plan that analyzes future Otter Lake Road alignment and other local street connections, utilities, land use designations, transportation, and natural resource management. Otter Lake Road is the future north- south A-Minor expander road servicing development in this northeast corridor of the City. Alternative Urban Areawide Review (AUAR) The site is within the 2005 I-35E Corridor AUAR environmental review boundary. The AUAR was updated in May 2020. The AUAR identifies this site as commercial in the land use scenarios. The Belland Farms Second Addition and New Horizon Academy project is consistent with commercial development. No further environmental assessment is required. Wetlands A WCA Notice of Decision for wetland delineation of the entire Belland Farms commercial site was issued by RCWD on September 7, 2021. Five (5) wetlands were delineated on site totaling 3.9 acres. Per the RCWD CAPROC dated November 2, 2021, the commercial subdivision requires 0.7928 acres of permanent wetland impacts to Wetland 3 and Wetland 5. Wetland impacts were mitigated via the purchase of wetland bank credits from the City of Blaine Wetland Bank #1664. The wetlands are not within the Wetland Management Corridor (WMC) so WMC wetland buffers are not required. Standard drainage & utility easements 10ft wide have been recorded over Wetlands 1 and 2 on the Belland Farms final plat. No wetland impacts are proposed with Belland Farms Second Addition and no additional wetland mitigation is required. Shoreland District The site is not located in the Shoreland District. Floodplain There is no FEMA floodplain on site. Additional City and Government Agency Review Comments Anoka County Highway Department Anoka County Highway Department reviewed the original Belland Farms preliminary plat and has no concerns with the plat as proposed. City of Hugo Comments 13 Lino Lakes staff communicated with Hugo staff that Lino Lakes is in the process of analyzing alternative transportation routes for the extension of Otter Lake Road. This corridor will extend north and connect to 24th Avenue and serve as a north-south A-Minor Arterial Expander road serving future commercial and industrial development in the area. 24th Avenue south of the connection will continue to serve as a local road capable of handling the proposed commercial development. The new street section of Rosemary Way in Lino Lakes will have turn lanes onto 24th Avenue. Public Safety Comments Deputy Director-Fire Division L’Allier notes the driveway and turning radius for their ladder trucks are tight but functional. Lino Lakes Public Safety Department-Police Division reviewed the preliminary plat and day care facility and have no comments. Environmental Board The Environmental Board reviewed the development proposal at their July 27, 2022 meeting and noted some with minor revisions are needed. These are summarized in the attached August 1, 2022 Environmental Coordinator memo. Agreements Stormwater Maintenance Agreement The stormwater facilities (Pond 100P and outlet pipes to the wetland) on Outlot A will be privately maintained and a Stormwater Maintenance Declaration will be required. New Horizons Academy will have a separate declaration for onsite facilities. Development Agreement and Final Plat The applicant shall submit a Land Use Application for final plat after preliminary plat approval. A Development Agreement will then be prepared by the City as part of the final plat application. Site Improvement Performance Agreement A Site Improvement Performance Agreement is required for construction of the New Horizons Academy facility. Comprehensive Plan Resource Management System 14 The Resource Management System Plan goal of preserving surface water quality is supported by the construction of stormwater management BMP’s such as curb, gutter, and stormwater pond. Land Use Plan The Comprehensive Plan guides this property for commercial use. The proposed commercial day care facility and commercial building is consistent with commercial land use. Housing Plan The goals and policies of Housing Plan are not negatively impacted by the commercial day care facility. Transportation Plan Goals of the Transportation Plan are to ensure that street and roads are as safe as possible and to reduce unnecessary traffic. CSAH 14 (Main Street) is an A Minor Arterial Connector road and has capacity to handle the traffic volume of the commercial development. Sanitary Sewer and Water Supply Plan The commercial day care facility will be municipally served by a 27” sanitary sewer main and a 12” watermain located along Rosemary Way. The subject site is located in Utility Staging Area 1A (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 sewer and water supply systems have capacity for the proposed development. Findings of Fact Preliminary Plat Per Section 1001.013, Premature Subdivision: (1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to the following criteria shall be denied by the City Council. (2) Conditions for establishing a premature subdivision. A subdivision may be deemed premature should any of the following conditions not be met. 15 (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. Belland Farms Second Addition is consistent with the goals and policies of the comprehensive plan in regards to resource management, land use, housing, transportation and utilities. The development is also consistent with the local water management plan, capital improvement plans and growth management policies. (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 Second Addition is consistent with infill policies. The development is within the current Utility Staging Area 1A (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; 16 3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D; 4. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better; 5. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies; 6. The traffic generated from a proposed subdivision shall not require city street improvements that are inconsistent with the Lino Lakes capital improvement plan. However, the city may, at its discretion, consider developer-financed improvements to correct any street deficiencies; 7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the I-35W/Lake Drive or I-35E/Main St. interchanges. At city discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Department of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties that contribute to traffic at the interchange; and 8. The city does not relinquish any rights of local determination. Belland Farms Second Addition meets the requirements for level of service (LOS). The I-35E Corridor AUAR and Traffic Analysis Memorandum prepared by SSTS Traffic Solutions dated June 28, 2022 analyzed traffic impacts for commercial development of this entire corridor. The proposed commercial day care facility 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. The proposed Level of Service does not degrade by more than one (1) LOS; therefore, the development is not considered premature and the traffic generated by the development is within the capabilities of the City’s road system. 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. 17 Belland Farms Second Addition will have an adequate water supply. The commercial day care facility will be municipally served by a 12” watermain located along Rosemary Way. The water supply system has capacity for the proposed 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 Second Addition will be served with an adequate waste disposal system. The development will be municipally served by a 27” sanitary sewer main along Rosemary Way. The development is located in Utility Staging Area 1A (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 sewer system has capacity to accommodate the commercial day care facility. Conditional Use Permit The property is zoned GB, General Business and allows for a commercial day care facility with an approved conditional use permit. Per Section 1007.016(2)(g) Standards: The Planning and Zoning Board shall recommend approval of a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. 18 e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. New Horizons Academy is consistent with the official City Comprehensive Plan. The parcel is guided commercial and a day care facility is consistent with that land use. The development is also consistent with the goals and policies of the comprehensive plan in regards to resource management, transportation, utilities and local water management plan. 2. The proposed development application is compatible with present and future land uses of the area. New Horizons Academy is compatible with present and future land uses of the area. Land uses surrounding the subject site are guided for commercial and residential development. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. New Horizons Academy conforms to performance standards with only minor revisions required as detailed in this staff report. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. 19 f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs a. to d. above do not apply to the I-35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. Traffic generated by the New Horizons Academy is within the capabilities of the City. The development does not change the level of service of the surrounding intersections. The road system has capacity to handle the traffic volumes created by the development and local roads will not be negatively impacted. 5. The proposed development shall be served with adequate and safe water supply. New Horizons Academy will have an adequate water supply. The commercial day care facility will be municipally served by a 12” watermain located along Rosemary Way. The water supply system has capacity for the proposed development. 6. The proposed development shall be served with an adequate and safe sanitary sewer system. New Horizons Academy will be served with an adequate waste disposal system. The development will be municipally served by a 27” sanitary sewer main along Rosemary Way. The development is located in Utility Staging Area 1A (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 sewer system has capacity to accommodate the commercial day care facility. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. No City funds are being expended on this project. 20 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. New Horizons Academy is an allowed use in the GB, General Business District with an approved conditional use permit. The project will not generate excessive traffic, noise, smoke, fumes, glare or odors. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. There are no natural, scenic or historic features on the existing site. In addition to the administrative requirements of a conditional use permit, the following specific performance standards of the GB, General Business District City Code Section 1007.112(8) must also be met: (a) Commercial day care facilities provided that: 1. All requirements of the Minnesota Department of Health and Human Services, as may be amended, are satisfactorily met and the structure and operation is licensed accordingly. New Horizon Academy shall be responsible for obtaining all required State and County licenses. 2. Screening is provided along all shared property lines. Such required fencing and screening shall be in compliance with the applicable provisions of §1007.043 (17) of this Ordinance. Landscaping and screening is provided along all shared property lines as well as the east lot line across from residential uses. 3. Adequate off-street parking is provided in a location separated from any outdoor play area(s). Adequate off-street parking is provided and is separated from any outdoor play areas. RECOMMENDATION Staff recommends approval of the Belland Farms Second Addition preliminary plat subject to following conditions: 1. A Land Use Application and submittals are required for final plat after City Council approval of preliminary plat. 21 2. A Declaration for Maintenance of Stormwater Facilities related to the private storm sewer shall be recorded related to the final plat. Staff recommends approval of the New Horizons Academy conditional use permit and site & building plan subject to the following conditions: 1. Separate sign permit applications are required for all permanent monument/pylon and wall signage. 2. Separate sign permit applications are required for all temporary signage. 3. A shared driveway agreement and exhibit is required detailing private maintenance responsibilities of the driveway, landscaped parking lot median, island landscaping, lighting, and other related appurtenances. 4. A Site Improvement Performance Agreement related to the New Horizons Academy facility shall be executed. 5. A Declaration for Maintenance of Stormwater Facilities related to private storm sewer shall be recorded. 6. A Parking Deferment Agreement shall be recorded. The following comments shall be addressed at the time of Belland Farms Second Addition final plat submittal: 1. All comments from the City Engineer memos dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator memo dated August 1, 2022 shall be addressed. 3. Sheets 1 and 2, Certificate of Survey and Preliminary Plat: a. The Certificate of Survey and Preliminary Plat for Belland Farms Second Addition shall orientate on the page the same direction as the approved preliminary plat for Belland Farms. b. The preliminary plat is not consistent with the approved Belland Farms preliminary plat. i. Rosemary Way street right-of-way shall extend to the west lot line on the preliminary plat. ii. Lot 3 shall be shown on the preliminary plat to the west of Lot 2. c. The preliminary plat shall plat the balance of the site into lots consistent with Sheet 5, Ghost Plat. d. An additional seven (7) ft of road right-of-way is required along 24th Avenue 4. A separate plan set shall be submitted for the public street and utility improvements related to Belland Farms Second Addition and Rosemary Way. 5. The property lines on all plan sheets shall be shown as a solid line. 6. A 5ft wide sidewalk shall be installed along both the north and south side of Rosemary Way and terminate at the end of the street construction 7. Sheet C3.1, Utility Plan: a. The existing municipal utilities shall be labeled. 22 b. Public utilities shall be extended north along 24th Avenue to the north lot line to service future development. The following comments shall be addressed prior to issuance of a building permit for New Horizon Academy: 1. All comments from the City Engineer memos for Belland Farms Second Addition and New Horizon Academy dated August 3, 2022 shall be addressed. 2. All comments from the Environmental Coordinator memo dated August 1, 2022 shall be addressed. 3. A separate plan set shall be submitted for the private site improvements related to New Horizon Academy. 4. The property lines on all plan sheets shall be shown as a solid line. 5. A draft shared driveway agreement and exhibit shall be submitted for City review and comment prior to recording. 6. Sheet SL2.0, Photometric Plan: a. Foot candles shall not exceed 0.4 onto adjacent property north of the shared driveway. ATTACHMENTS 1. Site Location & Aerial Map 2. City Engineer Memo dated August 3, 2022-Belland Farms Second Addition 3. City Engineer Memo dated August 3, 2022-New Horizon Academy 4. Environmental Coordinator Memo dated August 1, 2022 5. Applicant Narrative 6. Preliminary Plat & Ghost Plat 7. Civil Plan Set 8. Architectural Plan Set 0 300 600150 Feet IJ84 23732373 71107110 OOTTTTEERRLLAAKKEERRDD24TH AVE24TH AVEOTTER LAKE RDOTTER LAKE RDSite Location & Aerial MapBelland Farms 2nd & NHA µ 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: Kelsey Gelhar, WSB Diane Hankee PE, Lino Lakes City Engineer Date: August 3, 2022 Re: Belland Farms 2nd Addition Preliminary Plat & Plan Review 020899-000 WSB reviewed the preliminary plat and site plans for the Belland Farms 2nd Addition project in Lino Lakes, MN, received July 11, 2022. Comments were made on the following documents: • Belland Farms 2nd Addition Preliminary Plat prepared by E.G. Rud & Sons, Inc., dated July 8, 2022, received July 11, 2022. • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design, dated July 11, 2022, received July 11, 2022. • Easement Sketch and Description prepared by E.G. Rud & Sons, Inc., dated July 11, 2022, received July 11, 2022. • Draft Traffic Analysis Memorandum prepared by SSTS, dated June 28, 2022, received July 11, 2022. • Landscape Plans for New Horizons Academy prepared by Rylaur, LLC, dated July 11, 2022, received July 11, 2022. The following review comments should be responded to in writing by the applicant. Engineering • General Work related to Belland Farms 2nd Addition should be provided in its own plan set and not included in New Horizons Academy plans. Comments specific to the New Horizons Academy will be provided in a separate letter. Comments: 1. (8/3/2022) Applicant to add future lots shown on the concept plan to the preliminary plat at this time. 2. (8/3/2022) Impacts of construction traffic on Elmcrest Avenue/24th Avenue N will need to be evaluated with the City of Hugo. Repair and/or security deposit will be required as part of the Belland Farms 2nd Addition Development Agreement. • Grading The plans include grading for the extension of Rosemary Way to the west. Ms. Katie Larsen 08/03/2022 Page 2 Belland Farms 2nd Addition Preliminary Plat Engineering Review Comments: 1. (8/3/2022) Applicant to include profile view showing the proposed centerline profile of the Rosemary Way extension with the final plat. • Stormwater Management The Stormwater Management report for the New Horizons Academy includes the HydroCAD modeling for the site improvements and the extension of Rosemary Way. The majority of the Rosemary Way extension drains to Pond 10P that was constructed as part of the first addition of Belland Farms. Comments: 1. (8/3/2022) Applicant to consider storm water management for the Future Lot – Coffee shown on the concept plan and how the lot will ultimately drain. There is no storm sewer on Rosemary Way adjacent to that lot. 2. (8/3/2022) Applicant to confirm no adverse effects are expected as a result of increased flows and high water levels in stormwater facilities due to increased tributary runoff from the Rosemary Way extension. 3. (8/3/2022) The plans show the Proposed 100 YR HWL of existing pond 10P increasing to 918.3. Applicant to show new HWL boundary on the plans to ensure that it is still within Outlot A of the Belland Farms 1st Addition plat. • Water Supply There is existing 12-inch diameter ductile iron pipe (DIP) watermain along Rosemary Way and Elmcrest Avenue/ 24th Avenue N that was installed with the first addition of Belland Farms. No utility work specific to Belland Farms 2nd Addition is planned at this time. Comments: 1. (8/3/2022) Extend 12” diameter DIP water main along Elmcrest Avenue/ 24th Avenue N to the north up to the northern property line of Lot 1 to serve future lots. • Sanitary Sewer There is existing 27-inch diameter polyvinyl chloride (PVC) sanitary sewer along Rosemary Way and Elmcrest Avenue/ 24th Avenue N that was installed with the first addition of Belland Farms. No utility work specific to Belland Farms 2nd Addition is planned at this time. Comments: 1. (8/3/2022) Extend 8” diameter PVC sanitary sewer along Elmcrest Avenue/ 24th Avenue N to the north up to the northern property line of Lot 1 to serve future lots. A 27” stub was installed to the north of Rosemary Way. • Transportation Rosemary Way is proposed to be 32-ft wide from the back of curb to the back of curb. A paved turn around area is proposed as Rosemary Way is a dead end. Rosemary Way will eventually connect to Otter Lake Road. Ms. Katie Larsen 08/03/2022 Page 3 Belland Farms 2nd Addition Preliminary Plat Engineering Review A draft traffic analysis memorandum was submitted for the proposed site. The traffic analysis memorandum analyzed four intersections near the site: Main Street (CSAH 14) and Elmcrest Avenue/24th Avenue N, Main Street/Frenchman Road (CSAH 8) and Victor Hugo Blvd, Victor Hugo Blvd and Rosemary Way, and Elmcrest Avenue/24th Avenue N and Rosemary Way. The traffic analysis memorandum concluded that the proposed development has appropriate access to the site and to the surrounding roadway network. Comments: 1. (8/3/2022) Access for Future Lot – Office/Retail north of Lot 1 from Elmcrest Avenue/ 24th Avenue N will have to align with the entrance to 150th Street N in Hugo. 2. (8/3/2022) Sidewalks to be installed on both the north and south side of Rosemary Way. Future sidewalk locations and extensions along Rosemary Way to be coordinated with future development of Main Street Shoppes. 3. (8/3/2022) Pedestrian access along Elmcrest Avenue/ 24th Avenue N to be coordinated with the City of Hugo in the future. 4. (8/3/2022) The plans indicate a pedestrian crossing at Rosemary Way. The pedestrian ramp on the south side of Rosemary Way (installed with Belland Farms 1st Addition) will need to be updated to provide an ADA compliant crossing. 5. (8/3/2022) Draft Traffic Analysis Memorandum comments: i. Applicant to provide details for how Shared Trips were calculated in Table 3. ii. Table 4 shows SBR – 195’ and SBR – 237’ during the AM and PM peak hours at the Main St (CSAH 14 ) & 24th Ave N intersection for the 95th Percentile Queue (2025 Build). These queues will back up past the existing Kwik Trip development. Applicant to review and comment. iii. Applicant to provide the analysis worksheets used to create Table 4. iv. Applicant to provide assumed roadway geometrics for 2025 Build conditions. If turn lanes were not assumed at the Elmcrest Ave/ 24th Avenue N and Rosemary Way intersection, an analysis based on safety should also be completed. Figure 7 shows a significant number of vehicles turning at the intersection, creating safety concerns with through traffic. • Wetlands and Mitigation Plan Kjolhaug Environmental Services Company, Inc. (Kjolhaug) delineated the wetlands on site in June of 2021 and the wetland information and initial impacts were reviewed with the Belland Farms submittal. No additional wetland impacts are currently proposed with Belland Farms 2nd Addition. • Landscaping Other than general restoration, no landscaping work specific to Belland Farms 2nd Addition is planned at this time. The City’s Environmental Coordinator to review. Ms. Katie Larsen 08/03/2022 Page 4 Belland Farms 2nd Addition Preliminary Plat Engineering Review • Floodplain There are no existing floodplains on Belland Farms 2nd Addition. • Drainage and Utility Easements Drainage and utility easements are proposed along the property lines of Lot 1 Block 1. The easements are proposed at 10-ft wide on the north and south property lines, 20-ft wide along the east property line, and 5-ft wide along the west property line. Comments: 1. (8/3/2022) The applicant is to dedicate a 66-ft right-of-way for the extension of Rosemary Way. 2. (8/3/2022) Applicant to dedicate additional right-of-way along 24th Avenue N so that the right-of-way is 40-ft from the centerline of Elmcrest Avenue/ 24th Avenue N. • Development Agreement A Development Agreement will be required with the final plat. • Grading Agreement Grading agreement not required. • Stormwater Maintenance Agreement The stormwater facilities (Pond 100P and outlet pipes to the wetland) on Outlot A will be privately maintained and a Stormwater Maintenance Declaration will be required. New Horizons Academy will have a separate declaration for onsite facilities. • 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 District Permit If you or the applicant have any questions regarding these comments, please contact Kelsey Gelhar at (612) 709-4897 or kgelhar@wsbeng.com. You may also contact Diane Hankee at (651) 982-2430 or dhankee@linolake.us. 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: Kelsey Gelhar, WSB Diane Hankee PE, Lino Lakes City Engineer Date: August 3, 2022 Re: New Horizons Academy Plan Review 020900-000 WSB reviewed the site plans for the New Horizons Academy in Lino Lakes, MN, received July 11, 2022. Comments were made on the following documents: • Belland Farms 2nd Addition Preliminary Plat prepared by E.G. Rud & Sons, Inc., dated July 8, 2022, received July 11, 2022. • Site Construction Plans for New Horizons Academy prepared by Contour Civil Design, dated July 11, 2022, received July 11, 2022. • Easement Sketch and Description prepared by E.G. Rud & Sons, Inc., dated July 11, 2022, received July 11, 2022. • Draft Traffic Analysis Memorandum prepared by SSTS, dated June 28, 2022, received July 11, 2022. • Landscape Plans for New Horizons Academy prepared by Rylaur, LLC, dated July 11, 2022, received July 11, 2022. The following review comments should be responded to in writing by the applicant. Engineering Work related to Belland Farms 2nd Addition should be provided in its own plan set and not included in New Horizons Academy plans. Comments specific to the Belland Farms 2nd Addition will be provided in a separate letter. • Grading The New Horizons Academy plans include site grading for the proposed building, parking lot, playground areas, and stormwater pond. Comments: 1. (8/3/2022) Applicant to extend the culvert pipe at the Rosemary Way and Elmcrest Avenue/ 24th Avenue N intersection to reduce side slopes near the flared end section. 2. (8/3/2022) Applicant to update tip out curb call out on sheet C4.1 to reference the detail sheet. Ms. Katie Larsen 08/03/2022 Page 2 New Horizons Academy Engineering Review • Stormwater Management Stormwater from the existing site either drains south to Rosemary Way and ultimately to Clearwater Creek via a City of Hugo culvert or northwest to an existing wetland. Clearwater Creek is an impaired water located approximately 0.4 miles south of the site. The surface water from the New Horizons Academy will flow to a new wet sedimentation basin northwest of the site located on Outlot A of Belland Farms 2nd Addition. Storm sewer is proposed to collect stormwater from the parking lot and direct it to the proposed Stormwater Pond 100P. Pond 100P is landlocked and the applicant is proposing an irrigation reuse system to provide volume reduction for the site. After the project is completed, the site will include approximately 1.27 acres of new impervious surfaces including the parking lot, sidewalks, playground areas, and the rooftop as well as the sidewalks and street extension of Rosemary Way (Belland Farms 2nd Addition). Groundwater elevations ranged from 908 to 912 throughout the site and no groundwater was detected in Boring ST-6, which is the closest to where Pond 100P is being proposed. Soils consist primarily of sandy lean clay and clayey sand. Due to these soil types, infiltration is not feasible. The applicant used a HydroCAD model based on the Atlas 14, 24-hour storms to design the storm sewer conveyance system and basin. The New Horizons Academy site is designed to reduce site runoff rates for the 2-, 10-, 100-year rainfall events and 10-day snow melt event. However, the runoff rates to the east will slightly increase due to the extension of Rosemary way. This increase is because existing conditions for the Belland Farms 2nd Addition/New Horizons Academy stormwater report were updated since the Belland Farms 1st Addition submittal to reflect current field conditions. While it appears that outflows to the east to Hugo will slightly increase with the proposed Belland Farms 2nd Addition/New Horizons Academy improvements, the rates are still less than the originally proposed outflows from the Belland Farms 1st Addition Plat submittal. Pre- and Post- Development Discharge Rates (cfs) - To East Condition 2-Year 10-Year 100-Year 10-Day Snowmelt Pre- Development 3.4 6.2 9.7 3.7 Post- Development 3.8 6.1 9.9 2.7 Pre- and Post- Development Discharge Rates (cfs) - To North Wetland Condition 2-Year 10-Year 100-Year 10-Day Snowmelt Pre- Development 8.5 19.5 46.9 3.2 Post- Development 5.8 12.5 29.2 2.5 Ms. Katie Larsen 08/03/2022 Page 3 New Horizons Academy Engineering Review Comments: 1. (8/3/2022) Applicant to revise water reuse irrigation calculations. The drainage report lists a proposed 2-year event volume of outflows to the north as 0.739 ac-ft. However, the HydroCAD proposed conditions model shows a proposed 2-year event volume of 0.762 ac-ft. Applicant to provide updated calculations for volume reduction of 0.323 ac-ft. 2. (8/3/2022) Applicant to revise pipe material from CB 105 to CBMH 104 from PVC to HDPE. PVC pipe is not permissible for such a long run and the pipe runs under the entrance to the property which will see the heaviest vehicle traffic. 3. (8/3/2022) Staff recommends increasing the sump depth below the 5” orifice in the north pond OCS from 0.5’ to 1’ to reduce the chance of clogging. 4. (8/3/2022) Applicant to indicate emergency overflow elevations and locations for site low points and stormwater basins. • Water Supply There is existing 12-inch diameter ductile iron pipe (DIP) watermain along Rosemary Way that was installed with the first addition of Belland Farms. A 6-inch diameter ductile iron pipe stub was extended to the site. The applicant is proposing to extend the 6-inch DIP to serve the proposed building. Comments: 1. (8/3/2022) Applicant is responsible for verifying water suppression needs for the building. • Sanitary Sewer There is existing 27-inch diameter polyvinyl chloride (PVC) sanitary sewer along Rosemary Way and Elmcrest Avenue/ 24th Avenue N that was installed with the first addition of Belland Farms. A 6-inch diameter PVC stub was extended to the site. The applicant is proposing to extend the 6-inch PVC to serve the proposed building. No comments at this time. • Transportation The applicant is proposing a shared driveway entrance with the adjacent lot, a parking lot with curbed islands for the building, and a 5-ft concrete sidewalk (proposed in the Rosemary Way right-of-way). Comments: 1. (8/3/2022) Applicant to update parking lot layout so that there is 30 feet between the south lot line and the southern parking lot curb line. • Wetlands and Mitigation Plan Kjolhaug Environmental Services Company, Inc. (Kjolhaug) delineated the wetlands on site in June of 2021 and the wetland information and initial impacts were reviewed with the Belland Farms submittal. No additional wetland impacts are currently proposed with New Horizons Academy plans. Ms. Katie Larsen 08/03/2022 Page 4 New Horizons Academy Engineering Review • Landscaping Landscaping is proposed to meet City zoning requirements and will be reviewed in depth by the City’s Environmental Coordinator. Comments: 1. (8/3/2022) Staff recommends adjusting landscaping so that no trees are planted over utility pipes. Utilities were not shown on the landscape plans to confirm if there are any conflicts. 2. (8/3/2022) The City’s native plant establishment requirements will apply to the area around Pond 100P. Applicant to update landscape plans. The City’s Environmental Coordinator will provide an in depth review of the native plantings. • Floodplain There are no existing floodplains on the New Horizons Academy site. • Drainage and Utility Easements Drainage and utility easements were reviewed with the Belland Farms 2nd Addition plat. See Belland Farms 2nd Addition engineering review memo for comments. • Development Agreement A Site Performance agreement will be required for this site. • Grading Agreement Grading agreement not required. • Stormwater Maintenance Agreement The stormwater facilities on site will be privately maintained and a Stormwater Maintenance Declaration will be required. Belland Farms 2nd Addition will have a separate declaration for facilities on Outlot A. • 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 District Permit If you or the applicant have any questions regarding these comments, please contact Kelsey Gelhar at (612) 709-4897 or kgelhar@wsbeng.com. You may also contact Diane Hankee at (651) 982-2430 or dhankee@linolake.us.  Page 1 To: Katie Larsen From: Andy Nelson Date: August 1st, 2022 Re: Environmental Board Comments/July 27th, 2022/New Horizons Academy The Environmental Board, at their July 27th, 2022 meeting, had the following recommendations for New Horizons Academy: 1. Blanding’s turtle (Emydoidea blandingii) has been observed within a mile of the site. The MN DNR flyer and fact sheet must be distributed to all contractors working on the site. Any sightings of this species must be reported to city staff immediately so the turtle can be safely relocated. 2. A surmountable curb section should be added on the north perimeter of the driveway access lane for wildlife access. 3. Perimeter control must be added for the west perimeter of the site and shown on the erosion control plan. 4. A location for the concrete washout area shall be specified on the erosion control plan. Environmental Memo  Page 2 5. Verify that there is enough space in the trash enclosure for both a trash and a recycling dumpster. If there is not space to accommodate both, consider expanding the size of the trash enclosure. 6. The buffer and screen on the east perimeter between the north property line and the north edge of the parking lot must be provide a 6-foot high continuous, year round screen that completely blocks visibility. This could be accomplished with conifers or a different fence material for the east perimeter. 7. Maintain a 5-foot radius around each tree free of shrubs to prevent competition with new trees and avoid poor performance/mortality of species requiring full sun. The shrubs will not have to be replaced elsewhere, except on the east perimeter where a continuous screen will be required as noted in comment #7. 8. Three additional large trees will be required to meet the open space standard. Replacing some of the large shrubs on the north and west perimeter with trees would be an easy way to meet the standard. 9. A landscape plan for Pond 100 must be submitted that includes stabilization with a native seed mix suitable for stormwater ponds. The city native plant establishment requirements will apply to the native seeded area. Open space plantings (trees and shrubs) will also be required for this area. - 1 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 June 28, 2022July 11, 2022 SUMMARY REPORT TO: Ms. Katie Larsen, AICP; City Planner, City of Lino lakes FROM: A. Peter Hilger, AIA philger@rylaur.com RE: New Horizon Academy NW Corner, Rosemary Way at 24th Avenue Please find attached all applications and documentation necessary for the City of Lino Lakes to review and hopefully approve this proposed development. Following is a narrative summary of the proposed project. ABOUT NEW HORIZON ACADEMY New Horizon Academy is a high-quality early learning provider that is 4-Star Parent Aware rated and accredited by the National Association for the Education of Young Children (“NAEYC”), the gold standard in the early childhood industry. New Horizon Academy has been serving metro area families since 1972 and presently has a leased location in Hugo in a multi-tenant retail building. The school will be relocated to the Rehbein property in Lino Lakes to a first-class, purpose-built facility designed by New Horizon Academy for existing and new families seeking high quality, educational child care. ABOUT THE SITE Located at the intersection of 24th Avenue and the proposed westward extension of Rosemary Way, this site is presently a greenfield in agricultural use and being platted for commercial use by the Rehbein enterprise. BUILDING AND OCCUPANCY At 12,027 SF of useable building area, this single-story building strives to blend with the commercial neighborhood in its architecture. The actual program breaks down as follows: Infant 2 classrooms at 12 each 24 Transition 1 classroom at 14 each 14 Toddler 2 classrooms at 14 each 28 PreSchool 4 classrooms at 20 each 80 PreSchool+ 1 classroom at 30 each 30 TOTAL Licensed Child Population 176 children + 25 staff Typical Industry Occupancy Rate 80% TOTAL Planned Population Daily Density 141 With additional spaces as follows: July 11, 2022 - 2 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 Large Motor Play Space 873 SF for use by occupants Various Storage, Service and Administrative functions Operationally, on any typical operating day during the school year at New Horizon’s typical existing centers, daily attendance averaged 143 children (typical school capacity is 172 children, 75% occupancy rate) and 23 staff, including families that have two children attending. It is important to note that licensed capacity is strictly focused on design standards for classrooms and play spaces. Rarely are any centers fully occupied. Occupancy always fluctuates and is typically around 80% of licensed capacity. Finally, many staff also have their own children in the program. A segregated covered trash enclosure combined with a small storage facility to support maintenance and play equipment is proposed on the east side of the property. The parking lot is designed for large vehicle turning movements, however only the refuse trucks would be regular with access. The school “bus” used by new Horizon is typically a small expanded van. The building is classified as Type V-N construction, I-2 occupancy, fully sprinklered. ARCHITECTURE The building establishes a strong, low profile residential feel, and a blend of exterior materials including brick, glass and Hardi-Board lap siding with ample openings for doors and windows. Each classroom has direct access to their respective separated play spaces, infant, toddler and preschool, which thus establishes the demand for a large building perimeter to afford plenty of light and connectivity to the outdoors. Please refer to the elevation and color scheme to ascertain the character of the facility. We believe the design will be well blended with the varied neighborhood character, both the residential and commercial feel. PLAY SPACE New Horizon Academy is committed to well-designed playspaces, ones that do not rely solely upon large motor skill equipment, but also some natural elements that invite a child’s explorative curiosity in keeping with their mission. The plans call for the three different play areas (infant, toddler, and preschool). Additionally, the play areas will utilize best practices for safety. The play areas are all designed well above the licensing standard minimum areas, summarized as follows: · Infant area: 915 SF / 12 children = one room per play session · Toddler Area: 3890 SF / 51 children > 28 licensed · Preschool Area: 11,825 SF / 157 children > 110 licensed LANDSCAPING AND SCREENING See landscaping plan for compliance with ordinance and the proposed use of landscaping for the screening of the play areas on the perimeter of the play spaces. PARKING DEFERMENT The ordinance standard is 1 stall per 5 children plus one stall for the maximum number of staff (25). At 176 children, this would result in 61 required parking spaces. We are proposing the installation of 49 parking stalls, with an additional minimum of twelve stalls available as future - 3 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 proof of parking if ever necessary, for a design total of 61. The constructed stalls are less than the parking required by the ordinance, a deferment of 12 stalls, justified as follows: First, the Institute of Traffic Engineers (ITE) Parking Generation Manual has established a rate of 0.24 spaces per student, as well as a lesser standard of 33% rate at 0.19 per student. We will not apply this lesser standard. Using 0.24 X 176 students = 42 parking stalls, 7stalls less than we have planned. Second, New Horizon Academy has commissioned a traffic study of their existing Apple Valley center, of a similar size, to provide empirical evidence of the licensed occupant load calculations and their impact on parking. Following are the actual peak hour and 14-hpour total traffic trip generation for a typical week at the existing centers of similar size and design: - 4 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 The following chart summarizes the density of use of the parking lot from the Apple valley center from 5:30 - 7:30: From this study, the maximum number of occupied parking spaces at any given time was 24, occurring at 8:00 AM during the morning peak. Finally, there is plenty of regional justification for a lower standard. Rylaur has designed over 100 childcare centers around the City and country, and offers the following examples of parking densities for similarly designed and managed facilities in suburban locations: - 5 - Rylaur, LLC 14 Pheasant Lane North Oaks, MN 55127-2512 612-868-3636 As you can see from this comparative study, Lino Lakes is at the highest end of the average ratio for licensed standalone centers across the metro area. Based upon this evidence from three separate source calculations, we respectfully request the parking deferment to reflect the proposed design. SUMMARY We respectfully request your approval of the proposed plan, as we believe this to be a good fit for the neighborhood and the Lino Lakes community, and is well integrated into the immediate neighborhood. Thank you for your consideration. If you have questions, or need additional information, please advise. END OF SUMMARY REPORT Attachments: New Horizon Traffic Study - Apple Valley, SEH, October 20, 2021 Engineers | Architects | Planners | Scientists Short Elliott Hendrickson Inc., 3535 Vadnais Center Drive, St. Paul, MN 55110-3507 651.490.2000 | 800.325.2055 | 888.908.8166 fax | sehinc.com SEH is 100% employee-owned | Affirmative Action–Equal Opportunity Employer MEMORANDUM TO: Heidi Pross, Senior Director of Construction & Facilities – New Horizon Academy John Rosen, Vice President of Real Estate Development – New Horizon Academy FROM: Erin Jordan, PE (IA, MN, WI) Leo Johnson, EIT DATE: October 20, 2021 RE: New Horizon Academy Traffic Study - Apple Valley Facility SEH No. NHOAC 163219 14.00 BACKGROUND New Horizon Academy has requested that data be collected at the existing Apple Valley, MN facility located at 14088 141st St W. This facility has an approximate 10,700 gross floor area (GFA) and a student capacity of 172. The data would determine trips generated and parking required for a prototypical, approximately 85% occupied New Horizon Academy Facility. The purpose is to use this study as part of the approval process for the development of future New Horizon Academy projects and determine a specific parking generation rate for New Horizon Academy facilities. This memorandum provides a summary of the trips entering and exiting the daycare during a weekday, parking lot utilization for buses, parents, and staff, and drop-off/pick-up parking space occupancy times. On the day of data collection (Tuesday, September 14th, 2021), the facility was operating at approximately 83% occupancy with 143 students and there were 23 staff members in attendance. Based on information provided by New Horizon Academy, a facility is considered operating at a very high-capacity utilization at 85% occupancy; it is rare to have a facility 100% occupied. DATA COLLECTION Trip Generation On Tuesday, September 14th, 2021, turning movements entering and exiting the daycare were collected at the west driveway along 141st St W and the south driveway along Upper 141st St W from 5:30 AM to 7:30 PM. The peak hours of activity were found to be from 7:15 AM to 8:15 AM and from 4:30 PM to 5:30 PM. Table 1 summarizes the entering and exiting trips from the development during the peak hours and the 14-hour total. Table 1 – Entering and Exiting Volumes (2021) Time Period Entering Exiting Total AM (7:15 - 8:15 AM) 61 56 117 PM (4:30 - 5:30 PM) 54 64 118 Daily (14-hr total) 259 259 518 Figure 1 also shows the turning movements into and out of the daycare during the AM and PM peak hours as well as the 14-hour totals. The Attachment includes the raw turning movement count data for the 14-hour period. 2021 Existing Conditions 140th St W Upper 141st St W 141st St W1 2 Project: NHOAC 163219 Figure 1New Horizon Academy, Apple Valley StudyMap by: ljohnsonProjection: NAD 1983 HARN DakotaSource: ESRI Print Date: 10/4/2021 Apple Valley, MNPath: X:\KO\N\NHOAC\163219\5-final-dsgn\51-drawings\90-GIS\Traffic\Figure 1 - 2021 Existing Conditions.mxdI Speedway Driveway 141st St1 30 / (32) / [139]2 / (2) / [10]0 / (0) / [1]3 / (4) / [21]43 / (40) / [176]!"$West Driveway=>OP³3 / (1) / [8] Upper 141st St South Driveway2 1 / (3) / [17]13 / (9) / [52]11 / (21) / [57]11 / (6) / [37]!"$>=>=Intersection ID Turning MovementsOP X !"$Minor Street Stop Control XX / (XX) / [XX] AM Peak Hour Volume (7:15 - 8:15 AM)PM Peak Hour Volume (4:30 - 5:30 PM)Daily Volumes New Horizon Academy Traffic Study October 20, 2021 Page 3 Parking Lot Occupancy Parking data was processed every 15 minutes during the peak pick up and drop off hours and every 30 minutes during non-peak periods. Parking data was collected by observing two traffic cameras filming the parking lot activity. There is a total of 31 parking spaces, including two accessible parking spaces and two school bus parking spaces. Figure 2 shows the parking lot occupancy from 5:30 AM to 7:30 PM for buses, staff, and parent activity. Figure 2 - Parking Lot Occupancy The maximum parking spaces occupied during the day was 24 spaces, which occurred at 8:00 AM. Once the PM pick-up period began, the maximum parking spaces occupied was 23 spaces, which occurred at 4:00 PM. These totals include the spaces occupied by school buses and staff and indicate that the current parking lot provides adequate capacity for the site. Duration of Parking Space Occupancy The amount of time vehicles were parked during the AM peak (drop-off) and PM peak (pick-up) times was measured from when the vehicle came to a stop in a parking space until the vehicle began exiting the parking space. Parking times were collected from video of the parking spaces in the northeast section of the parking lot between the daycare entrance and the daycare bus parking area, which was observed to have the highest pick-up/drop-off activity in the parking lot. The west and southeast portions of the parking lot were found to be used primarily by employees who parked for the day. 0 5 10 15 20 25 30 35 5:30 AM6:00 AM6:30 AM7:00 AM7:30 AM8:00 AM8:30 AM9:00 AM9:30 AM10:00 AM10:30 AM11:00 AM11:30 AM12:00 PM12:30 PM1:00 PM1:30 PM2:00 PM2:30 PM3:00 PM3:30 PM4:00 PM4:30 PM5:00 PM5:30 PM6:00 PM6:30 PM7:00 PM7:30 PMOccupied Parking SpacesTime Buses Staff Parents Total Available Parking Spaces (31) New Horizon Academy Traffic Study October 20, 2021 Page 4 AM Peak Hour (Drop-off) · The average occupancy time was for 4 minutes 28 seconds · The median time was 5 minutes 59 seconds · The fastest a parent occupied a space was for 1 minutes 15 seconds · The slowest a parent occupied a space was for 7 minutes 40 seconds PM Peak Hour (Pick-up) · The average parent occupied a parking space for 6 minutes 10 seconds · The median time was 3 minutes 56 seconds · The fastest a parent occupied a space was for 1 minutes 43 seconds · The slowest a parent occupied a space was for 11 minutes 37 seconds Between the two peak hours, the average time a parent occupied a parking stall was 5 minutes and 19 seconds and the average median time was 4 minutes and 58 seconds. Table 2 shows the drop-off and pick-up parking space occupancy data. Table 2 – Duration of Parking Space Occupancy Count Drop-Off Parking Space Occupancy Time Pick-Up Parking Space Occupancy Time 1 0:07:03 0:07:12 2 0:06:17 0:03:32 3 0:03:39 0:11:37 4 0:02:54 0:05:55 5 0:03:17 0:06:02 6 0:05:52 0:06:17 7 0:06:38 0:09:41 8 0:03:29 0:05:59 9 0:03:30 0:03:21 10 0:02:55 0:07:53 11 0:05:29 0:05:08 12 0:03:01 0:04:21 13 0:03:45 0:11:04 14 0:03:49 0:07:58 15 0:05:05 0:04:00 16 0:05:17 0:06:43 17 0:07:40 0:07:47 18 0:03:47 0:08:28 19 0:04:04 0:04:04 20 0:06:22 0:05:13 21 0:02:29 0:03:38 22 0:07:32 0:04:17 23 0:07:06 0:01:43 24 0:02:47 25 0:02:58 26 0:05:44 27 0:03:14 28 0:01:15 29 0:03:34 30 0:03:56 31 0:04:17 32 0:04:38 33 0:04:13 New Horizon Academy Traffic Study October 20, 2021 Page 5 PARKING GENERATION ITE Parking Generation Manual, 5th Edition The Institute of Transportation Engineers (ITE) conducts parking demand research and routinely publishes the findings and data in its Parking Generation Manual. This manual is one of the most used and accepted tools among traffic engineers to estimate parking demand for land uses. The ITE Parking Generation Manual, 5th Edition includes data for a Day Care Center and parking generation rates based on size of the facility, number of employees, and number of students. Table 3 summarizes the estimated parking generation using the ITE rates, assuming a 100% occupied Apple Valley facility with 27 employees and 172 students as a conservative approach. Table 3 – ITE Parking Generation Manual, 5th Edition Day Care Center – 100% Occupied Units (X) 1,000 SF GFA Employees Students Quantity 10.7 27 172 Rate (Stalls per X) 2.45 1.22 0.24 Parking Generation 26 33 41 New Horizon Academy Parking Generation The data collected at this New Horizon Academy facility revealed the parking demand specific to New Horizon Academy facilities. Mirroring the units provided in the ITE Parking Generation Manual, three parking generation rates were calculated based on the maximum parking occupancy (24), the size of the facility (10,700 SF), and number of employees (23) and students in attendance (143) on the day of observation. Rates were calculated using the following equations: 1,000 SF GFA Rate ÷ 1,000 = 24 ÷ 10,700 1,000 = !.!# 1,000 Employees Rate ÷ $% & % ’ () = 24 ÷ 23 % = +.,# % Students Rate ÷ & % ’ () = 24 ÷ 143 = ,.+- Table 4 summarizes the New Horizon Academy specific parking generation using the calculated rates, assuming a 100% occupied facility with 27 employees and 172 students as a conservative approach. Table 4 – New Horizon Academy Parking Generation New Horizon Academy – 100% Occupied Units (X) 1,000 SF GFA Employees Students Quantity 10.7 27 172 Rate (Stalls per X) 2.24 1.04 0.17 Parking Generation 24 28 29 As shown in Tables 3 and 4, the ITE parking generations are comparable to the New Horizon Academy parking generations, with the ITE parking generation showing slightly higher demand. ITE best practices and engineering judgment recommends utilizing site-specific data whenever possible to determine parking generation for similar land uses to achieve the most appropriate designs. New Horizon Academy Traffic Study October 20, 2021 Page 6 Using the New Horizon Academy parking generation rates, the recommended number of parking stalls recommended for a New Horizon Academy facility should be based on the maximum parking generation among the three units and for 100% occupancy. For example, the facility in Apple Valley requires a maximum of 29 parking stalls when the site is at 100% student capacity, which is accommodated with the available 31 parking stalls. It is recommended that planning efforts use the New Horizon Academy specific parking generation rates determined in this memo (see Table 4) to help define the number of parking stalls required for maximum capacity at future facilities. Attachments: · Turning Movement Counts c: Scott Blank, AIA-SEH x:\ko\n\nhoac\163219\8-planning\87-rpt-stud\final new horizon academy traffic study - apple valley facility memo_101521.docx Attachment - Turning Movement Counts Location: Count Date: Counted By: Start Time Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total 5:30 1 000000000000000 1 5:45 0000000000000000 0 6:00 1 000001 0000001 00 3 6:15 5 000002 000000000 7 6:30 3 000001 0001 00000 5 6:45 5 0000150001 001 00 13 7:00 8 000004 0001 00000 13 7:15 9 000007 0001 001 00 18 7:30 11 000019000000000 21 7:45 11 0000150002 00000 19 8:00 12 000009 0000002 00 23 8:15 7 0000150001 00000 14 8:30 3 000114000000000 9 8:45 2 000003 000000000 5 9:00 5 000002 000000000 7 9:15 4 0000031001 00000 8 9:30 0000001 0001 00000 2 9:45 1 000001 000000000 2 10:00 0000001 0000001 00 2 10:15 0000000000000000 0 10:30 0000000000000000 0 10:45 0000000000000000 0 11:00 1 000000000000000 1 11:15 0000001 0001 00000 2 11:30 0000011000000000 2 11:45 000001 0000000000 1 12:00 2 000001 000000000 3 12:15 1 000000000000000 1 12:30 0000002 0001 00000 3 12:45 0000001 000000000 1 13:00 0000001 000000000 1 13:15 00000000000001 00 1 13:30 0000000000000000 0 13:45 0000001 000000000 1 14:00 1 000000000000000 1 14:15 0000000000000000 0 14:30 1 000000000000000 1 14:45 0000001 000000000 1 15:00 00000000001 00000 1 15:15 3 000003 000000000 6 15:30 0000002 000000000 2 15:45 8 000001 0001 00000 10 16:00 5 000008 0002 00000 15 16:15 11 0000150001 00000 18 16:30 10 0000170000001 00 19 16:45 12 0000010 0001 00000 23 17:00 8 0000011 0001 00000 20 17:15 10 0000140002 00000 17 17:30 7 000005 000000000 12 17:45 7 000008 0001 00000 16 18:00 1 000002 000000000 3 18:15 0000001 000000000 1 18:30 0000000000000000 0 18:45 0000000000000000 0 19:00 0000000000000000 0 19:15 0000000000000000 0 Total1760001101391002100800 354 Cars+172000191350002000800 345 Trucks4000014100100000 10 2.3 0.0 0.0 0.0 0.0 10.0 2.9 100.0 0.0 0.0 4.8 0.0 0.0 0.0 0.0 0.0% Trucks New Horizon Apple Valley West Driveway 9/14/2021 LJ TURNING MOVEMENT COUNT DATA 141st St West Driveway 141st St Speedway Driveway Southbound Westbound Northbound Eastbound All Vehicles 2.82.3 3.3 4.8 0.0 Location: Count Date: Counted By: Start Time Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Left Thru Right Peds Int. Total 5:30 0000000000001 000 1 5:45 0000000000000000 0 6:00 001 0000000000000 1 6:15 1 0 1 0001 000001 000 4 6:30 0000001 000001 000 2 6:45 1 0 2 0001 000003 000 7 7:00 3 0 2 0002 000002 000 9 7:15 2 0 3 0000000003 000 8 7:30 3 0 4 0000000002 000 9 7:45 3 0 1 0001 000004 000 9 8:00 3 0 5 0000000002 000 10 8:15 1 0 2 0000000001 000 4 8:30 002 0001 000001 000 4 8:45 001 0001 000000000 2 9:00 3 000000000000000 3 9:15 0000000000000000 0 9:30 0000000000000000 0 9:45 002 0000000000000 2 10:00 0000000000000000 0 10:15 0000000000000000 0 10:30 0000000000000000 0 10:45 0000000000000000 0 11:00 0000000000000000 0 11:15 0000000000000000 0 11:30 0000000000001 000 1 11:45 0000000000000000 0 12:00 0000000000000000 0 12:15 1 000001 000000000 2 12:30 0000000000000000 0 12:45 0000000000001 000 1 13:00 0000000000000000 0 13:15 002 0000000000000 2 13:30 0000000000000000 0 13:45 1 000000000000000 1 14:00 0000000000000000 0 14:15 0000000000001 000 1 14:30 002 0001 000000000 3 14:45 0000001 000000000 1 15:00 1 0 1 0000000001 000 3 15:15 001 0000000000000 1 15:30 0000000000000000 0 15:45 001 0001 000001 000 3 16:00 1 0 3 0000000004 000 8 16:15 2 0 4 0000000000000 6 16:30 4 0 3 0000000001 000 8 16:45 4 0 3 0001 000003 000 11 17:00 4 0 1 0002 000001 000 8 17:15 9 0 2 0000000001 000 12 17:30 5 0 1 0002 000001 000 9 17:45 5 0 1 0000000000000 6 18:00 001 0000000000000 1 18:15 0000000000000000 0 18:30 0000000000000000 0 18:45 0000000000000000 0 19:00 0000000000000000 0 19:15 0000000000000000 0 Total57052000170000037000 162 Cars+54052000160000035000 157 Trucks3000001000002000 6 5.3 0.0 0.0 0.0 0.0 0.0 5.9 0.0 0.0 0.0 0.0 0.0 5.4 0.0 0.0 0.0% Trucks New Horizon Apple Valley South Driveway 9/14/2021 LJ TURNING MOVEMENT COUNT DATA South Driveway Upper 141st St 0 Upper 141st St Southbound Westbound Northbound Eastbound All Vehicles 3.72.8 5.9 0.0 5.4 6+006+80.15 PROPOSEDDAYCAREROSEMARY WAY24TH AVENUE NMAIN STREETEXISTINGMEDICALCLINICRETAILFUTURELOTFUTURELOTFUTURELOTCOFFEE FUTURELOTOFFICE/RETAILOFFICE/RETAILKnow what'sbelow.before you dig.CallREXISTINGPROPOSEDEASEMENT LINEPROPERTY LINECURB LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTLEGENDMINNESOTA DEPARTMENT OF TRANSPORTATIONGSID STATION #93822, NAMED 0215 ACELEVATION: 885.07 (NAVD 88)BENCHMARKGHOST PLAT SHEET 5< SCALE IN FEET >SHEET NUMBERJOSEPH T RADACH PENAME:SIGNATURE:DATE:07/11/22LIC #:45889I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA8195 VERNON STREET, ROCKFORD, MN 55373 TEL: 612.730.2265 | WWW.CONTOURCD.COM OWNER REVISIONS 1. 2. 3. 4. 5. 6. 7. ISSUE DATE: 07/11/22 c:\users\jradach\dropbox\pc\desktop\contour\_jobs\22012 - new horizons lino lakes\cad\22012_ghost.dwg07/08/22 BY: JTR REHBEIN PROPERTIES 7625 24TH AVENUE N HUGO, MN 55038BELLAND FARMS SECOND ADDITION LINO LAKES, MINNESOTA 6+006+80.15 ROSEMARY WAY24TH AVENUE N PROPOSED BUILDINGEXISTING POND 10PPROPOSED POND 100P1111234455A551616171260R28R28 R10R1 5R15 R 7 R7R7R 7 R4R 3 R3R 3R3 182436242428 28326620PROPOSED 35 FT. DRIVEWAYACCESS EASEMENTSHEET NUMBERJOSEPH T RADACH PENAME:SIGNATURE:DATE:07/11/22LIC #:45889I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA8195 VERNON STREET, ROCKFORD, MN 55373 TEL: 612.730.2265 | WWW.CONTOURCD.COM OWNER REVISIONS 1. 2. 3. 4. 5. 6. 7. ISSUE DATE: 07/11/22 c:\users\jradach\dropbox\pc\desktop\contour\_jobs\22012 - new horizons lino lakes\cad\22012_site.dwg07/11/22 BY: JTR NEW HORIZONS ACADEMY 3405 ANNAPOLIS LANE NORTH PLYMOUTH, MN 55447NEW HORIZONS ACADEMY ROSEMARY WAY & 24TH AVENUE LINO LAKES, MINNESOTAKnow what'sbelow.before you dig.CallREXISTINGPROPOSEDEASEMENT LINEPROPERTY LINESTORM SEWERCURB LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTSTORM CATCH BASINSANITARY SEWERSTORM MANHOLESTORM FLARED END SECTIONOTHER SYMBOLSSEE SURVEYLEGENDWATER MAINUNDERGROUND ELECTRICUNDERGROUND GASUNDERGROUND TELEPHONEUNDERGROUND FIBER OPTICFENCESEE SURVEYSEE SURVEYSEE SURVEYMINNESOTA DEPARTMENT OF TRANSPORTATIONGSID STATION #93822, NAMED 0215 ACELEVATION: 885.07 (NAVD 88)BENCHMARKHYDRANTSEE SURVEYGATE VALVESEE SURVEYSITE PLAN C2.1< SCALE IN FEET >1.SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE DIMENSIONS.2.ALL ONSITE CURB AND GUTTER SHALL BE B612 UNLESS OTHERWISENOTED. CURB AND GUTTER IN ROSEMARY WAY SHALL BE B618 UNLESSOTHERWISE NOTED.3.TYPICAL PARKING STALLS ARE 9' X 18'. HANDICAP PARKING STALLSARE 8.5' X 18'.4.ALL PEDESTRIAN RAMPS SHALL MEET CURRENT ADA STANDARDS.5.UNLESS OTHERWISE SHOWN IN THE PLANS, CONTRACTOR SHALLPROVIDE CONTROL JOINTS AND EXPANSION JOINTS IN SLAB ONGRADE, SIDEWALKS, AND DRIVES PER THE FOLLOWING REQUIREMENTS:CONTROL JOINTS:WALKS @ 8' SPACINGOTHERS @ 10' SPACINGSAWCUT CONTROL JOINTS MINIMUM 14 CONCRETE THICKNESS.EXPANSION JOINTS:WALKS @ 24' SPACINGOTHERS @ 40' SPACINGPROVIDE EXPANSION JOINT AT ALL POINTS WHERE A CHANGEIN PAVEMENT THICKNESS OCCURS AND WHERE NEW PAVEMENT WILL MATCH EXISTING PAVEMENT.DOWEL ALL EXPANSION JOINTS AT 24" SPACING MAX.1.MATCH EXISTING CURB/SIDEWALK/PAVEMENT.2.CONCRETE DRIVEWAY ENTRANCE PER CITY PLATE GEN-6.3.DRIVEWAY CURB PER CITY PLATE GEN-5.4.5 FT. CONCRETE WALK PER CITY PLATE GEN-10.5.PEDESTRIAN CURB RAMP PER CITY PLATE GEN-26.SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE KEYNOTESKEYNOTESSITE PLAN NOTES1.ALL SIGNS SHALL BE PLACED 18" MINIMUM BEHIND BACK OF CURBUNLESS OTHERWISE NOTED.2.SIGNS SHALL INCLUDE HARDWARE, POST, FOOTING, CASING, AND ALLAPPURTENANCES REQUIRED FOR TYPICAL INSTALLATION.3.PARKING LOT STRIPING AND PAVEMENT MARKINGS SHALL BE 4" SOLIDWHITE PAINT. ALL PAVEMENT LETTERING SHALL BE 12" HEIGHT.4.ALL SIGNS AND PAVEMENT MARKINGS SHALL BE PER THE LATESTEDITION OF THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROLDEVICES (MMUTCD).SIGNAGE AND PAVEMENT MARKING NOTESSITE DATASTANDARD STALLS:HANDICAP STALLS:PROOF STALLS:TOTAL STALLS:PARKING SUMMARYEXISTING ZONING:PROPOSED ZONING:PARCEL AREA:IMPERVIOUS AREA:BUILDING:PAVEMENTS:TOTAL:PERVIOUS AREA:47 21261GB, GENERAL BUSINESSGB, GENERAL BUSINESS68,482 SF12,027 SF 18% 30,806 SF 45%42,833 SF 63%25,649 SF 37%SIGN SCHEDULEA.STOP SIGN:R1-1 (24" X 24")SEE ARCHITECTURAL SITE PLAN A001 FOR ONSITE SIGNAGEWETLAND 6+006+80.15 ROSEMARY WAY24TH AVENUE N PROPOSED BUILDINGFFE = 923.0EXISTING POND 10PNWL = 915.0APPROVED 100 YR HWL = 917.9PROPOSED 100 YR HWL = 918.3POND 100PNWL = 912.0100 YR HWL = 914.6CONNECT TO. EX.6" PVC SAN SWREX. IE 910.0259'-6" PVC @ 2.0%CLEANOUT911.2075'-6" PVC @ 2.0%IE 912.70CONNECT TO. EX.6" DIP WATER W/6" G.V. & BOX45° & 22.5°BENDS6 " D IP C L .5 2 45° & 22.5°BENDSHYDRANT W/G.V.6" X 6" TEEGND EL 921.56" DIP CL.52WATER SERVICE(FIRE & DOMESTIC)6" DIP CL.52 15" RCP FESIE 912.00PLACE 3.5 CYRIPRAP CL III133'-15" RCP CL.5@ 0.90%CBMH 101RE 920.30IE 913.20-15" WIE 913.52-15" SE77'-15" PE@ 0.60%CBMH 102RE 920.30IE 913.98-15" NWIE 913.98-15" S23'-15" PE@ 0.60%CBMH 103RE 921.00IE 914.12-15" NIE 914.12-15" SIE 916.38-8" W31'-8" PVC @ 2.00%IE 917.00203'-15" PE@ 0.40%CBMH 104RE 919.33IE 914.93-15" NIE 915.10-12" W207'-12" PVCSCH.40 @ 0.50%CB 105RE 919.63IE 916.13-12" E15" RCP FESIE 911.88PLACE 3.5 CYRIPRAP CL III24'-15" RCP CL.5@ 0.50%25'-15" RCP CL.5@ -8.00%IE 909.50OCS 106RE 915.00IE 912.00-15" NIE 911.50-15" S(SEE DETAIL)SHEET NUMBERJOSEPH T RADACH PENAME:SIGNATURE:DATE:07/11/22LIC #:45889I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA8195 VERNON STREET, ROCKFORD, MN 55373 TEL: 612.730.2265 | WWW.CONTOURCD.COM OWNER REVISIONS 1. 2. 3. 4. 5. 6. 7. ISSUE DATE: 07/11/22 c:\users\jradach\dropbox\pc\desktop\contour\_jobs\22012 - new horizons lino lakes\cad\22012_utility.dwg07/09/22 BY: JTR NEW HORIZONS ACADEMY 3405 ANNAPOLIS LANE NORTH PLYMOUTH, MN 55447NEW HORIZONS ACADEMY ROSEMARY WAY & 24TH AVENUE LINO LAKES, MINNESOTAKnow what'sbelow.before you dig.CallREXISTINGPROPOSEDEASEMENT LINEPROPERTY LINESTORM SEWERCURB LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTSTORM CATCH BASINSANITARY SEWERSTORM MANHOLESTORM FLARED END SECTIONOTHER SYMBOLSSEE SURVEYLEGENDWATER MAINUNDERGROUND ELECTRICUNDERGROUND GASUNDERGROUND TELEPHONEUNDERGROUND FIBER OPTICFENCESEE SURVEYSEE SURVEYSEE SURVEYMINNESOTA DEPARTMENT OF TRANSPORTATIONGSID STATION #93822, NAMED 0215 ACELEVATION: 885.07 (NAVD 88)BENCHMARKHYDRANTSEE SURVEYGATE VALVESEE SURVEYUTILITY PLAN C3.11.SANITARY SEWER, WATER MAIN, AND STORM SEWER CONSTRUCTIONSHALL BE IN ACCORDANCE WITH THE LATEST EDITIONS OF THE CITY'SSTANDARD DETAIL SPECIFICATIONS, CITY ENGINEERS ASSOCIATION OFMINNESOTA (CEAM) STANDARD SPECIFICATIONS, AND THE MINNESOTAPLUMBING CODE.2.A MINIMUM OF 7.5 FEET OF COVER SHALL BE REQUIRED FOR ALL WATERMAIN AND FORCEMAIN.3.FIRE HYDRANTS AND GATE VALVES SHALL BE IN ACCORDANCE WITH THECITY'S REQUIREMENTS.4.A MINIMUM OF 2.0 FEET OF VERTICAL SEPARATION SHALL BE REQUIREDFOR ALL UTILITY CROSSINGS.5.ALL WATER MAIN WORK AND TESTING SHALL BE COORDINATED WITH THECITY'S PUBLIC WORKS DEPARTMENT.6.ALL WATER MAIN MUST HAVE A CONDUCTIVITY TEST, HYDROSTATIC TEST,AND BACTERIA TEST BEFORE THE PROJECT IS COMPLETE AND TURNEDON.7.FINAL BUILDING UTILITY SERVICES AND DOWNSPOUT LOCATIONS SHALLBE VERIFIED WITH ARCHITECTURAL AND PLUMBING PLANS.8.LOCATING WIRES SHALL BE INSTALLED ON ALL NON-CONDUCTIVE STORMSEWER, SANITARY SEWER, AND WATER LINES IN ACCORDANCE WITH THEMINNESOTA RURAL WATER ASSOCIATION (MRWA) TRACE WIRESPECIFICATION GUIDE AND DETAILS.9.INSTALL METER BOX FRAME AND SOLID LID (NEENAH R-1914-A, ORAPPROVED EQUAL) OVER ALL CLEANOUTS.UTILITY PLAN NOTESCBMHCBMHCBMHCBOCS10110210310410510648" DIAMETERR-2577R-2577R-2577R-3067-VBR-3067-VBSEE DETAILSTRUCTURE NO.SIZESTORM SEWER SCHEDULE48" DIAMETER48" DIAMETER24" X 36"48" DIAMETERCBMHNEENAH CASTINGOR EQUAL< SCALE IN FEET >48" DIAMETERWETLAND 912914916918 9 1 8 9189209149189209209209169189226+006+80.15 ROSEMARY WAY24TH AVENUE NTIP-OUT CURB(TYP )20.620.2PROPOSED BUILDINGFFE = 923.00.70%END CONSTRUCTIONSTA. 6+64.62ELEV. 922.6250' VERTICAL CURVESTA. 6+00.00PVI EL. 923.080.70%0.70%22.022.02.0% 2.0%2.0%2.0%1.7%0.8%0.6%1.8%4.4%1.5% 1.8% 2.7% 2.2% 1.9%0.8%20.621.020.021.120.920.820.320.420.821.121.921.522.321.819.8T 22.8G 22.3T 22.8G 22.8T 22.8G 22.320.619.519.622.321.519.822.522.521.821.622.022.221.922.222.222.822.822.322.322.922.922.922.822.922.2T 21.5G 21.5T 22.3G 21.820.321.720.321.721.021.020.622.021.622.622.622.222.223.021.020.222.022.022.522.521.2ROCKCONSTRUCTIONENTRANCESILT FENCE(TYP)SILT FENCE(TYP)EXISTING POND 10PNWL = 915.0APPROVED 100 YR HWL = 917.9PROPOSED 100 YR HWL = 918.322.022.622.4916918920922922922922 920 918918920 920922922922 920 918 920922922920922920922922920 918916914912911910908906906908910911912914916916914SILT FENCE(TYP)12.0 11.9TOP BERM @ 916.0(TYP)POND 100PNWL = 912.0100 YR HWL = 914.6REINFORCED SPILLWAY(SEE DETAIL)REDUNDANT SILT FENCEADJACENT TO WETLANDSHEET NUMBERJOSEPH T RADACH PENAME:SIGNATURE:DATE:07/11/22LIC #:45889I HEREBY CERTIFY THAT THIS PLAN,SPECIFICATION OR REPORT WASPREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AMA DULY LICENSED PROFESSIONALENGINEER UNDER THE LAWS OF THESTATE OF MINNESOTA8195 VERNON STREET, ROCKFORD, MN 55373 TEL: 612.730.2265 | WWW.CONTOURCD.COM OWNER REVISIONS 1. 2. 3. 4. 5. 6. 7. ISSUE DATE: 07/11/22 c:\users\jradach\dropbox\pc\desktop\contour\_jobs\22012 - new horizons lino lakes\cad\22012_grade.dwg07/09/22 BY: JTR NEW HORIZONS ACADEMY 3405 ANNAPOLIS LANE NORTH PLYMOUTH, MN 55447NEW HORIZONS ACADEMY ROSEMARY WAY & 24TH AVENUE LINO LAKES, MINNESOTAKnow what'sbelow.before you dig.CallR1.THE LATEST EDITION OF THE MINNESOTA DEPARTMENT OFTRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION"AND THE CITY OF LINO LAKES SPECIFICATIONS.2.THE LATEST EDITION OF THE MINNESOTA MANUAL ON UNIFORMTRAFFIC CONTROL DEVICES (MMUTCD).3.THE LATEST EDITION OF THE CITY ENGINEERS ASSOCIATION OFMINNESOTA (CEAM) STANDARD SPECIFICATIONS.1.VEHICLE TRACKING REDUCTION DEVICE, SILT FENCE, AND EXISTING CATCHBASIN INLET PROTECTION SHALL BE INSTALLED PRIOR TO GRADINGCONSTRUCTION, AND SHALL BE MAINTAINED UNTIL THE SITE HAS BEENSTABILIZED.2.CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS AND ELEVATIONS OFEXISTING UTILITIES PRIOR TO THE START OF GRADING CONSTRUCTION.THE CONTRACTOR SHALL NOTIFY THE ENGINEER IMMEDIATELY OFDISCREPANCIES OR VARIATIONS FROM THE PLAN.3.CONTRACTOR SHALL STRIP, STOCKPILE AND RESPREAD SUFFICIENTTOPSOIL TO PROVIDE A MINIMUM OF 6" OF TOPSOIL OVER ALL DISTURBEDAREAS THAT WILL BE SODDED, SEEDED OR LANDSCAPED.4.ALL DISTURBED AREAS MUST BE STABILIZED WITHIN 7 CALENDARS DAYSAFTER LAND-DISTURBING WORK HAS TEMPORARILY OR PERMANENTLYCEASED.5.ALL SLOPES STEEPER THAN 3:1 SHALL HAVE MNDOT CAT.1 EROSIONCONTROL BLANKET AND SEED, OR APPROVED EQUAL.6.STOCKPILES SHALL BE STABILIZED WITHIN 7 DAYS OF ROUGH GRADING ORINACTIVITY.GRADING NOTESGOVERNING SPECIFICATIONS10' CONTOUR2' CONTOURx00.0x00.0SILT FENCESPOT ELEVATION(CURB ELEVATIONSARE TO GUTTER LINE)920920918918EXISTINGPROPOSEDEASEMENT LINEPROPERTY LINESTORM SEWERCURB LINECONCRETE PAVEMENTBITUMINOUS PAVEMENTSTORM CATCH BASINSANITARY SEWERSTORM MANHOLESTORM FLARED END SECTIONOTHER SYMBOLSSEE SURVEYRIPRAPLEGENDWATER MAINUNDERGROUND ELECTRICUNDERGROUND GASUNDERGROUND TELEPHONEUNDERGROUND FIBER OPTICFENCESEE SURVEYSEE SURVEYSEE SURVEYMINNESOTA DEPARTMENT OF TRANSPORTATIONGSID STATION #93822, NAMED 0215 ACELEVATION: 885.07 (NAVD 88)BENCHMARKHYDRANTSEE SURVEYGATE VALVESEE SURVEYGRADING AND DRAINAGE PLAN C4.1< SCALE IN FEET >WETLAND ||||||||||||||||||||||||>>>>>>>>>>>>|||||>>>|||||||>|>>||>||||||160 EXETER DR, WINCHESTER, VA 226031-800-BUY-TREX / WWW.TREXFENCING.COMCopyright © 2016. Trex Fencing12W-111W-110W-19W-1RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY3405 ANNAPOLIS LANE N.PLYMOUTH, MN 55447SHEET TITLE:ARCHITECTURAL SITE PLANDrawn By:VJHProject Architect:Drawing History/Revisions:Drawing Date:Checked By:APH07.11.2022A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of MinnesotaA. PETER HILGER, AIA2022 RYLAUR, LLCCA001OUTDRTRASHSTORG15'-0"ParkingSetbackParking SetbackBldgCornerBldgCorner10.25'10.33'20'-0"Easement15'-0"ParkingSetback15'-0" Parking Setback 10'-0" Easement 10'-0"Bldg &ParkSetback144'-0" = 16 Stalls144'-0" = 16 StallsProof of ParkingNEW HORIZON ACADEMY12,027 sfPRESCHOOL PLAY YARD11,825 sf157 ChildrenSEE 1/A003TODDLER PLAY YARD3890 sf51 ChildrenSEE 2/A003PARKING DATA:PARKING REQUIRED @ 1 per STAFF = 25PARKING REQUIRED @ 1 per each (5) CHILDREN = 36PARKING REQUIRED = 61 STALLSPARKING PROVIDED = 49 STALLS PLUS (12) PROOF OF PARKINGPARKING ANALYSIS1ARCHITECTURAL SITE PLANSCALE: 1" = 20'-0"R O S E M A R Y W A Y2 4 th A V E CROSSWALK 20'-0" Property Line toFace of Curb7101616INFANTPLAY YARD915 sf12 ChildrenSEE 2/A0038'-0"19'-0"28'-0"81'-0" = 9 Stalls24'-0"18'-0"4'4'8'-6"8'-0"8'-6"54'-0" = 6 Stalls10'-0"108'-0" = 12 Proof of Parking 1216'-0" 3' 5'-4"7'-0"18'-0"24'-0"18'-0"18'-0"24'-0"20'-0"92'-0"15'-0"36'-4"132'-4"3.33'21'-4"28'-0"GRASSAREAGRASSAREAFALL ZONE AREACONCRETE PAVEMENTROSEMARY WAY & 24TH AVELINO LAKES, MN30'-0" Building Setback 10'-0"30'-0"Building Setback12'-0"FALL ZONE AREAFALL ZONE AREAGRASS AREA120202034571882323242421211212121212131313131314142020ARCHITECTURAL SITE PLAN GENERAL NOTES1. DIMENSIONS ON A001 ARE FOR ARCHITECTURAL REFERENCE. SEE CIVIL PLANS FOR APPLICABLESITE CONSTRUCTION DIMENSIONS.2. GRASS AREAS TO BE IRRIGATED. SEE LANDSCAPE PLAN3. SEE ROOF PLAN A102 & EXTERIOR ELEVATIONS ON A 201 FOR OVERFLOW SCUPPER LOCATIONS1516161616161717171717221919191966166101792ARCHITECTURAL SITE PLAN KEYNOTESMONUMENT SIGN: 9'-8" long x 1'-8" deep x 6'-0" high DOUBLE SIDES ILLUMINATED SIGN PANELON STONE BASE. INSTALL 15'-0" EACH WAY OFF SE PROPERTY CORNER. SEE 3/A00212ACCESSIBLE ACCESS AISLE: 8'-0" wide STRIPPED HANDICAP PARKING ACCESS AISLE ANDSIDEWALK ACCESS - SEE SITE PLAN ON A0013HANDICAP PARKING SIGN: INSTALL PARKING SIGN AT HEAD OF STALL ON BOLLARDSEE 4/A003. QUANTITY =24STEEL BOLLARD: INSTALL STEEL BOLLARDS AS SHOWN IN PARKING STALL ADJACENTTO HC PARKING STALLS. QUANTITY = 4 TOTAL56CONC. APRON: INSTALL CONC. PAVEMENT APRON IN FRONT OF TRASH ENCLOSUREBUILDING. SEE 1/A001 & 5/A0027LOADING ZONE STRIPPING: PAVEMENT TO BE STRIPED IN VICINITY OF TRASH ENCLOSUREAS SHOWN ON 1/A001891011LANDSCAPE PLANTING AREA: FOUNDATION LANDSCAPE PLANTING AREA.SEE LANDSCAPE PLAN12PERIMETER SIDEWALK: CONC. SIDEWALK AROUND BUILDING AS SHOWN ON 1/A00113PLAY YARD HARDSCAPE: CONC. SIDEWALK AREA INSIDE CHILD PLAY YARD14TRASH & OUTDOOR STORAGE BLDG: PLAY YARD STORAGE BUILDING & TRASHRECEPTACLE ENCLOSURE. SEE 5/A00215PLAY YARD FENCE: BLACK 5'-0" tall METAL PICKET FENCE ENCLOSING PLAY YARDSSEE 1/A002 FOR FENCE DETAIL. SEE 3/A003 FOR GATE INFO. SHOWN BLUE ON 1/A00116EXTERIOR WALL LIGHTING: DOWNCASTING LED WALL PACK SURFACE MOUNTED FIXTUREON EXTERIOR BUILDING FACADE. SEE SHEET A200 & PHOTOMETRIC PLANS17EXTERIOR SOFFIT LIGHTING: RECESSED EXTERIOR LED CAN LIGHTS IN ENTRY SOFFITSEE PHOTOMETRIC PLANS18EXTERIOR BUILDING SIGNAGE: ILLUMINATED EXTERIOR WALL SIGNAGE ON BUILDINGFACADE. SEE SHT A200 & 2/A002. QUANTITY = (1) PER ELEVATION, THUS (4) TOTAL, 34 sf EA.19DOWNSPOUT: METAL DOWNSPOUT PER PLAN2021FIRE DEPARTMENT LOCKBOX: INSTALL ON WEST SIDE OF EAST ENTRANCE PILLAR. MOUNT48" min. to 60" max. ABOVE PAVEMENT. MODEL R3-RECESSED BY DAMA COMPANY.22FIRE DEPARTMENT SIAMESE CONNECTION:23CT CABINET & ELECTRICAL METER: WALL MOUNTED CT CABINET & METER LOCATION.PAINT TO MATCH ADJACENT WALL COLOR.24FIRE SPRINKLER / UTILITY ROOM: EXTERIOR UTILITY ROOM DOOR TO BE PAINTED TOMATCH ADJACENT WALL COLOR & TO HAVE "FIRE SPRINKLER ROOM" ON EXTERIOR OF DRCROSSWALK ZONE STRIPPING: PAVEMENT TO BE STRIPED AT CROSSWALK AS SHOWN ON1/A001. QUANTITY = 2 CROSSWALKSLANDSCAPE PARKING ISLAND: PARKING LOT LANDSCAPE ISLAND - SEE LANDSCAPE PLANS(3) STRIP LOCATIONSLIGHT POLE: PARKING LOT LIGHT POLE - SEE LANDSCAPE PLANS. (2) LOCATIONSACCESSIBLE SIDEWALK ROUTE: CONC. SIDEWALK w/ADA COMPLIANT CURB CUTSEE CIVILSTEEL BOLLARD: INSTALL STEEL BOLLARD EACH SIDE OF TRASH ENCLOSURE GATESEE 5/A002. QUANTITY = 21124'-0"54'-2"10"5'-0"5'-0"2'-2"8'-012"5'-0"10'-0"7'-0"PERVIOUS & IMPERVIOUS TALLYTOTAL LOT AREA:68,448 SF (1.57 acres)IMPERVIOUS SURFACE:42,833 SF Impervious = 63%CHILDCARE CENTER12,027 SFENTRY PILLARS 8 SFTRASH STORAGE BDLG 320 SFSIDEWALKS 3095 SFPARKING LOT19,489 SFINFANT FALLZONE 915 SFTOT FALLZONE & HRDSCP 2388 SFPRE FALLZONE & HRDSCP 4575 SFMONUMENT SIGN 16 SFPERVIOUS SURFACE:25,615 SF Pervious = 37%TODDLER PLAY YARD 1312 SFPRE PLAY YARD 7252 SFGRASS LAWN15,683 SFLANDSCAPE AREAS 1368 SF17 BLACK CABINET w/INTERNALLY ILLUMINATEDSIGN FACE BY SIGNVENDOR -32 SF x Both Sides = 64 SFCAST STONE SILLSTONE VENEERSOUTHERNLEDGESTONE"CHARDONNAY"BY CULTURED STONEGRADECONC. BLOCKFOUNDATION WALLCONC. FOOTING4'-0"4"1'-4"4"9'-8"9'-8"9'-0"1'-0"1'-8"1'-8"42" min.BELOW GRADE 42" min. BELOW GRADE 4"1'-4"4"4'-0"8'-8"3'-8"6'-0" 6'-0" 8"1'-4"1'-2" 2'-6" 3'-2"5'-9"8'-3"3'-11"17'-11"OUTDOORSTORAGE102 sfTRASHENCLOSURE151 sf114" x 1716" RAIL34" x .045BLACK PICKET3 34"GRADE6'-0" & 8'-0" O.C.2 12" nom. POSTPOSTFOOTING5'-0" FENCE HEIGHTSEE SHEET A001FOR FENCE LOCATIONSSHOWN ASSEE 3/A003FOR GATEHARDWARE..\..\..\Desktop\DRDS\RYLAUR 22\NHA\2022 New Proto\EXTERIOR ELEVS PROTO\Exterior Swatches\Trex Gate Woodland Brown2.JPG ..\..\..\Desktop\DRDS\RYLAUR 22\NHA\2022 New Proto\EXTERIOR ELEVS PROTO\Exterior Swatches\Trex Gate Woodland Brown2.JPG ..\..\..\Deskt o p \ DR D S \ RY L A UR 2 2 \ NH A \ 2 02 2 N ew P r o to \ E X TE R I OR E L EV S P RO T O \ Ex t e r i o r S w a tc h e s \ Tr e x G at e W oo d l a n d B r o wn 2 . J PG ..\..\..\Des k t o p \D R D S \R Y L AU R 2 2 \N H A \2 0 2 2 Ne w P ro t o \ E XT E R I OR E L EV S PR O T O \E x t e r io r S w at c h e s \T r e x Ga t e Wo o d l a nd B r o wn 2 . J PG ..\..\..\Deskto p \ D RD S \ R YL A U R 2 2 \ N HA \ 2 0 22 N e w P r o t o \E X T ER I O R E L E VS P R OT O \ E xt e r i o r S w a t ch e s \ T re x G a te W o od l a n d B r o w n2 . J P G ..\..\..\Des k t o p \D R D S \R Y L AU R 2 2 \N H A \ 20 2 2 Ne w P ro t o \ E XT E R I OR E LE V S PR O T O \E x t e r io r S w at c h e s \T r e x G a t e Wo o d l an d B r ow n 2 . JP GGRADEPOSTFOOTINGMETALFENCEPOST TREXSECLUSIONSCOMPOSITEFENCE GATEPANELSTREXSECLUSIONSCOMPOSITEFENCE GATEPANELS(1 3/4" thick)RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY3405 ANNAPOLIS LANE N.PLYMOUTH, MN 55447SHEET TITLE:SITE DETAILSDrawn By:VJHProject Architect:Drawing History/Revisions:Drawing Date:Checked By:APH07.11.2022A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of MinnesotaA. PETER HILGER, AIA2022 RYLAUR, LLCCA0023MONUMENT SIGN ELEVATION & SECTIONSCALE: 1/2" = 1'-0"ROSEMARY WAY & 24TH AVELINO LAKES, MN2EXTERIOR BUILDING SIGN SCALE: 1/2" = 1'-0"Approx. 34 Sq Ft5OUTDOOR STORAGE & TRASH BUILDING PLANSCALE: 1/4" = 1'-0"15'-0"4'-4"6'-4"4'-4"9'-2"12'-2" 2"8"11'-4"8"7'-8"8"2"2"8"13'-4"8"2"4'-8"7" 4'-0"6'-10"6'-0" highTREX FENCEDOUBLE GATESEE 4/A00210'-2"7"10'-0"6'-0" highTREX FENCESINGLE GATESEE 4/A0025'-0" highBLACK METALPICKET FENCESEE 1/A0021PLAY YARD FENCESCALE: 1/2" = 1'-0"SEE 6/A200FOR SIGN COLORINFORMATIONILLUMINATEDBLUE CHANNEL LETTERS(Color = SW 6811 or sim. equal)ILLUMINATEYELLOW HALF ROUND SUN(Color = Yellow)10A2009A2008A2007A2006OUTDOOR STORAGE BUILDING ROOF PLANSCALE: 1/4" = 1'-0"15'-0"9'-2"METALDOWNSPOUTOUTLET TOLANDSCAPEGRADET/PARAPET10'-5"(4-Sides)TaperedInsulation for1/4" per FootMinimum SlopeTapered Insulation for 1/4" per Foot Minimum SlopeOPEN TOTRASH ENCLOSUREBELOWT/PARAPET6'-11"(3-Sides)SEE 5/A002FOR FLOOR PLANLAYOUT4TRASH ENCLOSURE GATESCALE: 1/2" = 1'-0"Quantity = 4(1) each building side6'-0" tall GATE PANELS 6'-0" tall GATE PANEL 4'-0" Clear Opening Width10'-0" Clear Opening WidthSEE ARCHITECTURAL SITE PLAN1/A001 FOR LOCATIONCONC. SLABCONC. SLABCONC. APRON(See 1/A001)CONC. APRON(See 1/A001)SEE 6/A002FOR ROOF PLANLAYOUT INFANT #1435 sf12 Children @ 1:4= 3 StaffINFANT #2435 sf12 Children @ 1:4= 3 StaffLAUNDRY57 sfHALL A245 sfHALL D42 sfPRESCHOOL #4727 sf20 Children @ 1:10= 2 StaffPRESCHOOL #3727 sf20 Children @ 1:10= 2 StaffTODDLER TRANSITION537 sf14 Children @ 1:7= 2 StaffLARGEMOTOR ROOM873 sf24 Children @ 1:10= 3 StaffUTILITY RM127 sfADULTUNISEX45 sfSTAFF RM112 sfSTORAGE78 sfKITCHEN269 sfCRIB RM181 sf12 CribsCRIB RM181 sf12 CribsRECEPTIONLOBBY501 sfHALL B120 sfTODDLER #1540 sf14 Children @ 1:7= 2 StaffTODDLER #2541 sf14 Children @ 1:7= 2 StaffPRESCHOOL #1729 sf20 Children @ 1:10= 2 StaffPRESCHOOL #2727 sf20 Children @ 1:10= 2 StaffHALL C66 sfADULTTOILET51 sfCOT20 sfCOT16 sfCOT21 sfCOT16 sfCOT16 sfCOT16 sfCOT16 sfCOT16 sfPRESCHOOL #51091 sf30 Children @ 1:10= 3 StaffTOT #2HC TLT43 sfTODDLER HC TLT72 sfPRE #3HC TLT43 sfPRE #3TOILET31 sfPRE #4HC TLT43 sfPRE #4TOILET31 sfPRE #5HC TLT43 sfPRE #5TOILET31 sfDIRECTOR'sOFFICE172 sfCONFERENCEROOM172 sfVESTIBULE78 sfOUTDOORSTORAGE102 sfTRASHENCLOSURE151 sfFIRE SPRINKLERPRE 1HC TOILET72 sfPRE #2HC TLT72 sf727109119'-0" Clg14'-0" Clg10'-0" Clg12'-0" Clg10'-0" Clg10'-0" Clg10'-0" ClgRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY3405 ANNAPOLIS LANE N.PLYMOUTH, MN 55447SHEET TITLE:FLOOR PLANDrawn By:VJHProject Architect:Drawing History/Revisions:Drawing Date:Checked By:APH07.11.2022A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of MinnesotaA. PETER HILGER, AIA2022 RYLAUR, LLCCA1011FLOOR PLANSCALE: 1/8" = 1'-0"12,027 SFROSEMARY WAY & 24TH AVELINO LAKES, MN132'-4"92'-0"234561AD1256CB714"30'-212"29'-958"30'-938"714"714"49'-112"32'-1012"49'-112"714"ARCHITECTURAL SITE PLAN KEYNOTESUTILITY CHASE: INTERIOR CHASE FOR INTERNAL ROOF DRAIN PIPING AS NEEDED12ACCESSIBLE ACCESS AISLE: 8'-0" wide STRIPPED HANDICAP PARKING ACCESS AISLE ANDSIDEWALK ACCESS - SEE SITE PLAN ON A0013HANDICAP PARKING SIGN: INSTALL PARKING SIGN AT HEAD OF STALL ON BOLLARDSEE 4/A003. QUANTITY =24STEEL BOLLARD: INSTALL STEEL BOLLARDS AS SHOWN IN PARKING STALL ADJACENTTO HC PARKING STALLS. QUANTITY = 4 TOTAL56CONC. APRON: INSTALL CONC. PAVEMENT APRON IN FRONT OF TRASH ENCLOSUREBUILDING. SEE 1/A001 & 5/A0027LOADING ZONE STRIPPING: PAVEMENT TO BE STRIPED IN VICINITY OF TRASH ENCLOSUREAS SHOWN ON 1/A001891011LANDSCAPE PLANTING AREA: FOUNDATION LANDSCAPE PLANTING AREA.SEE LANDSCAPE PLAN12PERIMETER SIDEWALK: CONC. SIDEWALK AROUND BUILDING AS SHOWN ON 1/A00113PLAY YARD HARDSCAPE: CONC. SIDEWALK AREA INSIDE CHILD PLAY YARD14TRASH & OUTDOOR STORAGE BLDG: PLAY YARD STORAGE BUILDING & TRASHRECEPTACLE ENCLOSURE. SEE 5/A00215PLAY YARD FENCE: BLACK 5'-0" tall METAL PICKET FENCE ENCLOSING PLAY YARDSSEE 1/A002 FOR FENCE DETAIL. SEE 3/A003 FOR GATE INFO. SHOWN BLUE ON 1/A00116EXTERIOR WALL LIGHTING: DOWNCASTING LED WALL PACK SURFACE MOUNTED FIXTUREON EXTERIOR BUILDING FACADE. SEE SHEET A200 & PHOTOMETRIC PLANS1718DOWNSPOUT: METAL DOWNSPOUT PER PLANFIRE DEPARTMENT LOCKBOX: INSTALL ON WEST SIDE OF EAST ENTRANCE PILLAR. MOUNT48" min. to 60" max. ABOVE PAVEMENT. MODEL R3-RECESSED BY DAMA COMPANY.FIRE DEPARTMENT SIAMESE CONNECTION:CT CABINET & ELECTRICAL METER: WALL MOUNTED CT CABINET & METER LOCATION.PAINT TO MATCH ADJACENT WALL COLOR.FIRE SPRINKLER / UTILITY ROOM: EXTERIOR UTILITY ROOM DOOR TO BE PAINTED TOMATCH ADJACENT WALL COLOR & TO HAVE "FIRE SPRINKLER ROOM" ON EXTERIOR OF DR445523910116OUTLETTO LANDSCAPEYARD6CONNECTTO STORMSEWEREACHPILLAR17171717171717171615141312121212871A301A00251111STEEL BOLLARD: INSTALL STEEL BOLLARD EACH SIDE OF TRASH ENCLOSURE GATESEE 5/A002. QUANTITY = 21816'-4"17'-8"16'-4"31'-8"16'-4"17'-8"16'-4"132'-4"10'-0" 2'-4" 82'-0" 3'-0"7'-0"15'-0"36'-4"3'-8"21'-4"19STOOP: INSTALL CONC. STOOP AT ALL EXTERIOR DOORS19191919191919191913'-4"6'-2"3'-0"171717176A2011A2012A2014A2013A2015A2012A301 NEW HORIZONACADEMYNEW HORIZONACADEMYNEW HORIZONACADEMYNEW HORIZONACADEMYNEW HORIZONACADEMYRYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY3405 ANNAPOLIS LANE N.PLYMOUTH, MN 55447SHEET TITLE:COLORED EXTERIOR ELEVATIONSAND MATERIAL PALETTEDrawn By:VJHProject Architect:Drawing History/Revisions:Drawing Date:Checked By:APH07.11.2022A. PETER HILGER, AIA2022 RYLAUR, LLCCA200ROSEMARY WAY & 24TH AVELINO LAKES, MN4SOUTH FRONT ELEVATIONSCALE: 1/8" = 1'-0"3NORTH REAR ELEVATIONSCALE: 1/8" = 1'-0"2WEST SIDE ELEVATIONSCALE: 1/8" = 1'-0"5EAST SIDE ELEVATIONSCALE: 1/8" = 1'-0"1EXTERIOR MATERIALS PALETTESCALE: 1/8" = 1'-0"8WEST SIDE ELEVATIONSCALE: 1/8" = 1'-0"10SOURTH FRONT ELEVATIONSCALE: 1/8" = 1'-0"7EAST SIDE ELEVATIONSCALE: 1/8" = 1'-0"9NORTH REAR ELEVATIONSCALE: 1/8" = 1'-0"6EXTERIOR BUILDING SIGNAGESCALE: 3/8" = 1'-0"LAP SIDING + CORNICEAdaptive Shade13- APPROX. 34 Sq FtSEE 2/A002FOR ADDITIONALSIGN INFORMATIONBLUE CHANNEL LETTERS(Color = SW 6811 or sim. equal)YELLOW HALF ROUND SUN(Color = Yellow)METAL COPINGDark Bronze4METAL COPINGWhite14TREX FENCINGTRASH GATEWoodland Brown12PLAY YARD FENCEMetal Picket, Black11STONE VENEERChardonnay1ACCENT BANDHonorable Blue9BOARD & BATTENWinter Walk57671715163A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota 116T/PARAPET117'-0"T/PARAPET = 119'-0"T/PARAPET122'-6"14T/PARAPET110'-5"1111111223333214444455556684991416614151414151417T/STOREFRONT11'-0"15617171A301NEW HORIZONACADEMYT/TRASH WALL106'-11"143141212771013344225566614164410T/PARAPET117'-0"T/PARAPET = 119'-0"T/STOREFRONT110'-0"11142A3018NEW HORIZONACADEMY131114131623333331224444466855101011161416T/PARAPET117'-0"T/STOREFRONT110'-0"T/PARAPET = 119'-0"1414NEW HORIZONACADEMY1A3016T/PARAPET110'-5"T/FENCE105'-0"T/PARAPET117'-0"22334444336685510101111414NEW HORIZONACADEMY2A301T/PARAPET = 119'-0"T/PARAPET110'-0"10EXTERIOR MATERIAL LEGENDCULTURED STONE VENEER- SOUTHERN LEDGESTONECOLOR CHARDONNAYPRECAST CAPSTONE - COLUMN PILLAR CAP & WINDOW SILLCOLOR: LIMESTONEHORIZONTAL LAP SIDING - JAMES HARDIE 5" EXPOSURECOLOR: ADAPTIVE SHADE SHERWIN WILLIAMS SW 7053ALUMINUM STOREFRONT-COLOR: DARK BRONZEVERTICAL BOARD & BATTEN SIDING - JAMES HARDIECOLOR: SHERWIN WILLIAMS SW 9628 WINTER WALKHORIZONTAL ACCENT BAND - METALCOLOR: HONORABLE BLUE SW 6811SQUARE MEDALLION TILES - METALCOLOR: HONORABLE BLUE SW 6811ILLUMINATED EXTERIOR WALL SIGNAGE QUANTITY (4)CHANNEL LETTERS AND SUN LOGO = 34 sf - SEE 2/A002EXPOSED TUBE STEEL CANOPY POSTCOLOR: HONORABLE BLUE SW 6811 - QUANTITY (2)EXTERIOR WALL PACK LIGHTSSEE PHOTOMETRICS - QUANTITY (12)PLAY YARD FENCE- 60" high BLACK METAL PICKET - SEE 1/A002TRASH ENCLOSURE GATE - TREX FENCINGCOLOR: WOODLAND BROWN - SEE 4/A002HOLLOW METAL DBL DRS - OUTDR STORAGE BLDG,COLOR: ADAPTIVE SHADE SW 7053PREFIN. METAL C0PING - PARAPETCOLOR: WHITEPREFIN. METAL COPING - PARAPETCOLOR: DARK BRONZECORNICE - JAMES HARDIECOLOR: WINTER PARK SW 9628CORNICE - JAMES HARDIECOLOR: ADAPTIVE SHADE SW 7053PercentageBuilding MaterialTag19.5%1.5%17.5%20.25%1.25%24.5%4.0%.05%1.5%.10%.05%N/A.10%.60%3.0%1.0%2.75%1.0%Glazing =Alum Frame =1234567891011121314151617SEE SHEET A200 FOR COLORED EXTERIOR ELEVATIONS & MATERIAL PALETTET/PARAPET110'-5"T/TRASH WALL106'-11"T/STONE102'-8"1463211214T/PARAPET110'-5"T/STONE102'-8"T/ TRASH WALL106'-11"1416612143RYLAUR, LLC14 PHEASANT LANENORTH OAKS, MN 55127P: 612.868.3636philger@rylaur.comPROJECT INFORMATION:CLIENT INFORMATION:Sheet No.:NEW HORIZON ACADEMY3405 ANNAPOLIS LANE N.PLYMOUTH, MN 55447SHEET TITLE:EXTERIOR ELEVATIONSDrawn By:VJHProject Architect:Drawing History/Revisions:Drawing Date:Checked By:APH07.11.2022A. PETER HILGER, AIA2022 RYLAUR, LLCCA201ROSEMARY WAY & 24TH AVELINO LAKES, MN6FRONT SOUTH ELEVATIONSCALE: 1/8" = 1'-0"INSTALL F.D.LOCK BOX ON SIDEOF STONE PILLARFIRE DEPTSIAMESECONNECTIONCT BOX &ELECT METEROVERFLOWSCUPPEROPNGOVERFLOWSCUPPEROPNGOVERFLOWSCUPPEROPNGOVERFLOWSCUPPEROPNGSCUPPEROPNGMETAL DOWNPSOUTTO MATCH SIDING COLOR4EAST SIDE TRASH STOREAGE ELEVATIONSCALE: 1/8" = 1'-0"5EAST SIDE ELEVATIONSCALE: 1/8" = 1'-0"2WEST SIDE TRASH STOREAGE ELEVATIONSCALE: 1/8" = 1'-0"3WEST SIDE ELEVATIONSCALE: 1/8" = 1'-0"1REAR NORTH ELEVATIONSCALE: 1/8" = 1'-0"OUTDOOR TRASHSTORAGE BLDGOUTDOOR TRASH/STORAGE BLDG5'-0" high BLACKMETAL PICKET FENCESEE 1/A002A. PETER HILGER #15862I hereby certify that this plan, specification,or report was prepared by me or under mydirect supervision and that I am a dulylicensed Architect under the laws of theState of Minnesota 1 PLANNING & ZONING BOARD AGENDA ITEM 6C STAFF ORIGINATOR: Kelsey Gelhar, Assistant City Engineer, WSB P & Z MEETING DATE: August 10, 2022 REQUEST: PUBLIC HEARING Rehbein Site Development Prep Conditional Use Permit CASE NUMBER: CUP 2022-009 APPLICANT: Peter Fitzgerald Ryan Companies 533 South Third Street Suite 100 Minneapolis, MN 55415 REVIEW DEADLINE: Complete Application Date: July 12, 2022 Environmental Board Meeting: NA Park Board Meeting: NA Planning & Zoning Board Meeting: August 10, 2022 Council Meeting: August 22, 2022 60-Day Review Date: September 10, 2022 120-Day Review Date: November 9, 2022 BACKGROUND Ryan Companies submitted a Land Use Application for a conditional use permit for earth moving and stockpiling on the properties located on 21st Avenue South (PID #24-31-22-24-0002 and #24-31-22-24-0009). This application is separate from the Rehbein Black Dirt CUP (CU 2022-001) that is also at this location. The applicant is requesting approval of a Conditional Use Permit to place approximately 70,000 to 120,000 cubic yards (CY) of suitable fill material to make developable building pads with proper drainage and stormwater management. The stockpile locations for the building pads would be up to 12 feet higher than the existing grade of the site. Two separate stockpiles are proposed to avoid floodplain and wetland impacts. 2 The following staff report is based on the plan set prepared by Ryan A+E, Inc. dated July 11, 2022, and received by the City on July 12, 2022. ANALYSIS Section 1007.050 of the Zoning Ordinance establishes requirements for earth moving and land reclamation. Earth removal, land reclamation, material storage or filling are permitted uses in all zoning districts. A conditional use permit is required when 5,000 cubic yards or more of material is planned to be removed or deposited on any lot or parcel. The two parcels are approximately 17.69 acres and are located between 21st Avenue S and I-35E. The proposed eastern stockpile will be approximately 2.8 acres in area, will have a maximum height of 12 feet, and will be approximately 33,000 cubic yards of fill material according to the plans. The proposed western stockpile is proposed immediately adjacent to the stockpile from the Rehbein Black Dirt CUP, will be approximately 2.4 acres in area, will have a maximum height of 10 feet, and will be approximately 32,000 cubic yards of fill material according to the plans. Applicant is requesting flexibility to expand the surcharge areas and fill stockpiles to the south if they obtain the proper permits for impacting wetlands and floodplain. Up to an additional 55,000 CY of fill could be moved to the site if impacts are approved. Access The site is located at the intersection of 21st Avenue S and Commerce Drive and at the eastern end of Northern Lights Boulevard. The applicant is currently proposing access to the site from 21st Avenue S via a gravel entrance that was installed as part of the Rehbein Black Dirt CUP and from Northern Lights Boulevard. Wetlands Wetlands are shown on the plan sheet and do not appear to be impacted by the placement of fill material. A wetland delineation was completed onsite in June of 2021 by Kjolhaug Environmental Services Company, Inc. The Wetland Delineation Report dated August 5, 2021 states there are five (5) wetlands onsite. The estimated wetland boundaries are shown and the project will not impact any wetlands as currently proposed. There are two areas where the wetland is within 20 feet of the proposed work. Drainage Ditches Judicial Ditch No. 3 (Clearwater Creek) borders adjacent property to the south of the site and a private drainage ditch runs on the easterly side of the property. The applicant is not proposing any significant changes to the existing drainage patterns to the drainage ditches. 3 Floodplain The 2015 DFIRM indicates Zone A floodplain on the site. The applicant is not proposing any impacts to the floodplain on the site. Grading and Drainage A Grading, Drainage & Erosion Control plan was submitted and has been reviewed by the City Engineer and Environmental Coordinator. Please see attached comments. Comprehensive Plan and Zoning The parcels are guided for commercial development and are currently zoned GB, General Business. Section 1007.050, Earth Moving and Land Reclamation states earth removal shall be permitted in all zoning districts and establishes conditions that must be met. Tree Preservation Plan A tree preservation plan is not required. There are no significant trees within the project area. Surrounding Parcels Direction Zoning Existing Land Use Future Land Use North GB Commercial & Vacant Commercial Commercial South GB Vacant Commercial Commercial East I-35E I-35E I-35E West 21st Ave S & City of Centerville 21st Ave S & City of Centerville 21st Ave S & City of Centerville Conditional Use Permit The Planning and Zoning Board shall recommend a conditional use permit and the Council shall order the issuance of such permit only if it finds the following criteria have been met: 1. The proposed development application has been found to be consistent with the policies and recommendations of the Lino Lakes Comprehensive Plan including: a. Land Use Plan. b. Transportation Plan. 4 c. Utility (Sewer and Water) Plans. d. Local Water Management Plan. e. Capital Improvement Plan. f. Policy Plan. g. Natural Environment Plan. The proposed earth moving and filling is consistent with the Comprehensive Plan. The grading plan and earth moving operation have been reviewed by City staff and was submitted to the Rice Creek Watershed District (RCWD) for review. The excavation and filling will not have a negative impact on land use, transportation, utilities or the environment. 2. The proposed development application is compatible with present and future land uses of the area. The proposed earth moving and filling is compatible with present and future land uses of the area. Present land use is vacant commercial and future land use is commercial. Earth moving is allowed in all zoning districts with conditions. 3. The proposed development application conforms to performance standards herein and other applicable City Codes. The proposed earth moving and filling conforms to the performance standards of the City Code with conditions as established. The plans have been reviewed by City staff and were submitted to the RCWD for review. 4. Traffic generated by a proposed development application is within the capabilities of the City when: a. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic generated by a proposed subdivision will not degrade the level of service more than one grade. b. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed subdivision will not degrade the level of service below C. c. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed subdivision will not degrade the level of service below D. 5 d. The existing LOS must be D or better for all streets and intersections providing access to the subdivision. If the existing level of service is E or F, the subdivision developer must provide, as part of the proposed project, improvements needed to ensure a level of service D or better. e. Existing roads and intersections providing access to the subdivision must have the structural capacity to accommodate projected traffic from the proposed subdivision or the developer will pay to correct any structural deficiencies. f. The traffic generated from a proposed subdivision shall not require City street improvements that are inconsistent with the Lino Lakes Capital Improvement Plan. However, the City may, at its discretion, consider developer-financed improvements to correct any street deficiencies. g. The LOS requirements in paragraphs 1. to 4. above do not apply to the I-35W/Lake Drive or I-35E/Main St. interchanges. At City discretion, interchange impacts must be evaluated in conjunction with Anoka County and the Minnesota Dept. of Transportation, and a plan must be prepared to determine improvements needed to resolve deficiencies. This plan must determine traffic generated by the subdivision project, how this traffic contributes to the total traffic, and the time frame of the improvements. The plan also must examine financing options, including project contribution and cost sharing among other jurisdictions and other properties, that contribute to traffic at the interchange. h. The City does not relinquish any rights of local determination. The fill material is generated from the Rehbein property on the Centerville side of 21st Avenue S just south of the site. A traffic study was not completed due to the fact that the work only includes earth moving and filling for future building pads. Traffic generated by the earth moving and filling operations will not change the traffic on 21st Avenue S or permanently impact the 21st Avenue S/Main Street and 21st Avenue S/Northern Lights Boulevard intersections. A traffic study will be required when the site is developed. Northern Lights Boulevard is a city street and was constructed to city standards. 21st Avenue S is a 9-ton design, but during spring road restrictions a 5-ton limit applies. The truck traffic will be limited to these weight restrictions during spring months. The hauling, dumping and grading of excavated materials shall occur within the project boundaries as shown on the plans. 5. The proposed development shall be served with adequate and safe water supply. The proposed earth moving and filling does not require a water service as proposed. Municipal water main is located along 21st Avenue S and in the drainage and utility easement on the properties should the applicant wish to connect in the future. 6 6. The proposed development shall be served with an adequate and safe sanitary sewer system. The proposed earth moving and filling does not require service by sanitary sewer. Municipal sanitary sewer is located along 21st Avenue S and in the drainage and utility easement on the properties should the applicant wish to connect in the future. 7. The proposed development shall not result in the premature expenditures of City funds on capital improvements necessary to accommodate the proposed development. The proposed earth moving and filling will not expend City funds. 8. The proposed development will not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property, or the general welfare because of excessive production of traffic, noise, smoke, fumes, glare, or odors. The proposed earth moving and filling will not be detrimental to any persons or property. 9. The proposed development will not result in the destruction, loss, or damage of a natural, scenic or historic feature of major importance. The proposed earth moving and filling should not result in the destruction, loss or damage of natural, scenic or historic features as no known natural, scenic or historic features exist in the area. The existing wetlands and floodplain will not be affected by the activities as currently proposed. In addition to the criteria established under Section 1007.016, Conditional Use Permits, Section 1007.050, Earth Moving and Land Reclamation establishes the following conditions that shall be met: (a) Properly fence any pit or excavation, and barricade entrances to prevent the general public from depositing garbage or refuse. The proposed plans indicate earth moving for filling, not a pit. The proposed plans do not currently show any fencing around the earth moving areas or any barricades at the entrance, other than silt fence. (b) Slope the banks, and otherwise guard and keep any pit or excavation in such condition as not to be dangerous because of sliding or caving banks. The fill stockpiles are proposed with 4:1 side slopes on all sides, reducing the risk of sliding or caving banks. Areas not being worked shall be established with turf within seven (7) days of placement to avoid sliding. 7 (c) Properly drain, fill, or level off any pit or excavation so as to make the same safe and healthful as the permitting authority may determine. The proposed earth moving and filling site is designed to drain in a similar manner as the existing conditions. The majority of the site will drain towards the existing wetlands and a small portion will drain towards 21st Avenue S. Erosion control is proposed and will be needed to ensure that sediment is prevented from entering the wetland and storm sewer systems. (d) Limit the depth of such excavation to an elevation no lower than the minimum floor elevation for building construction as established by the City Engineer, so as not to diminish development potential of the parcel. Not applicable to this project. (e) Limit any fill material to clean fill, defined as rock, sand, gravel, clay, or other like and similar non-decomposable material. Concrete, asphalt, metal, wood, and other debris shall be prohibited. The project is only proposing moving and stockpiling “suitable fill material”. The site will be limited to this type of material. The City will reserve the right to test the material. (f) Require that all decomposable material, or other unsuitable foundation material, be removed from an area before deposition of fill begins. Not applicable to this project. (g) Prepare a site plan showing existing and proposed grade elevations and effect of storm water drainage on adjacent areas. A site plan showing the existing and proposed grade elevations for the proposed earth moving filling was provided. (h) Specify a time when the excavation or land reclamation project shall be completed. The proposed earth moving and filling operations, including turf establishment, shall be completed within 18 months of approval of the Conditional Use Permit. (i) Place a minimum of four (4) inches of top soil over the completed project and establish appropriate ground cover within sixty (60) days of completion, or in a time period consistent with the City’s stormwater management and pollution prevention plan. The disturbed areas shall be seeded or hydromulched within seven (7) days of initial placement. 8 (j) Reimburse the City for the cost of periodic inspections by the City for the purpose of determining that the terms under which the permit has been issued are being complied with. The City will maintain a $5,000 escrow provided by the owner that shall be reestablished annually by January 15th. This escrow will be for inspection, erosion control, and other City costs associated with the earth moving and filling. If the above escrow amount is insufficient, the owner shall make such additional deposits as required by the City. The City shall have a right to reimburse itself from the Escrow with suitable documentation supporting the charges. (k) Implement the tree preservation plan. Not applicable to this site. (l) In addition to a conditional use permit, the City Engineer may determine that permits in excess of twenty-five thousand (25,000) cubic yards require the applicant to conduct a neighborhood meeting and to notify affected property owners within one-quarter (1/4) mile. Properties within 350 feet, as required for CUP’s, and the City of Centerville were notified. A neighborhood meeting is not proposed at this time. (m) Post a form of security and sum as the permitted authority may require, running to the City, conditioned to pay the City the cost and expense of repairing or cleaning any highways, streets, or other public ways within the City made necessary by the special burden resulting from transporting thereon by the applicant material to or from the site, the amount of such cost to be determined by the Council; and conditioned further to comply with all the requirements of this Ordinance and the particular permit, and to save the City free and harmless from all suits or claims for damages resulting from the negligent excavation, removal, storage, or filling of rock, sand, dirt, gravel, clay, or other like material within the City. The City will collect a form of security at the time of approval of the Site Performance Agreement. (n) Other conditions deemed appropriate to the application by the permitting authority. This Conditional Use Permit, if approved by City Council, shall only be valid for 18 months and the owner will have to apply for renewal. Renewal must be approved by the City Council. Environmental Review 9 The Environmental Coordinator has reviewed the proposal and recommendations are attached. Site Performance Agreement Site Performance Agreement shall be required. A grading permit and securities shall be deposited by the applicant. RECOMMENDATION Staff recommends approval of the conditional use permit for earth moving and filling subject to the following conditions: 1. Fill stockpiles shall be limited to the areas identified in the plans prepared by Ryan A+E, Inc. dated July 11, 2022, and received by the City on July 12, 2022, and any revisions to the plans approved by the City. 2. Comments from the City Engineer letter dated August 1st, 2022, shall be addressed. 3. Comments from the City Environmental Coordinator letter dated August 1st, 2022, shall be addressed. 4. The vehicles accessing or exiting the site shall not track sediment on 21st Avenue or Northern Lights Boulevard. Any street tracking that does occur from vehicles entering or leaving the site must be swept within one calendar day of discovery. The sediment removal facilities on site such as the gravel entrance must be maintained to prevent tracking. 5. Fill stockpiles shall be at least 50-ft from the road right-of-way. 6. The total fill stockpiles shall not exceed 275,500 square feet in area. 7. The eastern stockpile shall have a maximum top elevation of 916 and the western fill stockpile shall have a maximum top elevation of 917. 8. Maximum side slope of fill stockpiles to be 4:1. 9. Equipment on site shall be limited to what is necessary for earth moving and filling operations, including loading and hauling equipment, and equipment needed for grading. Non-functioning equipment is not allowed to be stored on site. 10. Vehicles entering and leaving the site shall adhere to the 9-ton road weight restriction. 11. Owner to protect municipal utilities on site from damage. Sanitary sewer main and water main are located in the drainage and utility easement on the property. Repair cost shall be the responsibility of the Owner. 12. No fill may be placed in the delineated wetlands or in the FEMA floodplain on the site. 13. Owner will follow the applicable standards and requirements of the City of Lino Lakes, Rice Creek Watershed District, Army Corp of Engineers, Minnesota Pollution Control Agency, and any other agency having jurisdiction over the property and shall secure and file with the City, copies of any permits required by 10 outside agencies. Owner will file with the City within ten (10) days of receipt, copies of any permits and/or notice of enforcement actions by these agencies. 14. Owner will permit a City Inspector to view the premises during normal business hours. 15. The CUP shall only be valid for 18 months. The permit may be extended by the City Council following a written request by the applicant submitted at least three months prior to expiration, and review at a public hearing. 16. The surcharge area (via fill stockpiles) may be expanded to the south provided that any proposed wetland and floodplain impacts are approved by RCWD and FEMA and an amended grading plan is submitted for review and approved by the City Engineer. 17. A Site Performance Agreement shall be executed and recorded. ATTACHMENTS 1. Site Location and Aerial Map 2. City Engineer letter dated August 3rd, 2022 3. City Environmental Coordinator letter dated August 1st, 2022 4. CUP Application Grading Plan dated July 11, 2022 21stAveCommerceDr PhelpsRd OtterLakeRd14 Legend Parcels City Mask August 5, 2022± Map Powered By Datafi 1 in = 400 Ft Site Location & Aerial Map Rehbein Site Development Prep 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: Kelsey Gelhar, WSB Diane Hankee, City Engineer, City of Lino Lakes Date: August 1, 2022 Re: Rehbein Site Development Prep Plan Review WSB Project Number – 020902-000 WSB has reviewed the plans for the Rehbein Site Development Prep site in Lino Lakes, MN, prepared by Ryan A+E, Inc., received on July 11, 2022. These comments are based on the following final plan sets and documents: • Rehbein Site Development Prep, Grading Plan prepared by Ryan A+E, Inc., dated July 11, 2022, received July 11, 2022. • ALTA/NPS Land Title Survey prepared by E.G. Rud & Sons, Inc., dated December 22, 2021, received July 11, 2022 Applicant to respond to these comments in writing on this word document. Any changes to the plans that are not associated with these comments shall be identified by either a summary in the response or in the plans with a revision cloud or note. Engineering • General The Rehbein Site Development Prep plan proposes to move fill material from the existing Rehbein property in Centerville to two properties located on 21st Avenue S (PIDs #24-31- 22-24-0002 and #24-31-22-24-0009) for future building pads. The site will be accessed from 21st Avenue S and Northern Lights Boulevard. The parcels being utilized for the earth moving operation are approximately 17.69 acres in area. Two fill stockpile locations are proposed. The proposed eastern stockpile will be approximately 2.8 acres in area, will have a maximum height of 12 feet (maximum elevation of 916), and will be approximately 33,000 cubic yards of fill material according to the plans. The proposed western stockpile is proposed immediately adjacent to the stockpile from the Rehbein Black Dirt CUP (CUP 2022-001), will be approximately 2.4 acres in area, will have a maximum height of 10 feet (maximum elevation of 916), and will be approximately 32,000 cubic yards of fill material according to the plans. Comments: 1. No filling will be allowed in easement in Outlot A of the Clearwater Creek Business Center Plat (PID 24-31-22-24-0009). Ms. Katie Larsen 8/1/2022 Page 2 Rehbein Site Development Prep CUP Engineering Review • Grading, Erosion Control & Stormwater Management The Rehbein Site Development Prep plan will require site grading for the proposed fill stockpile locations. The fill stockpiles are proposed to have 4:1 side slopes. The proposed project is within the Rice Creek Watershed District (RCWD). The applicant is proposing silt fence to surround the fill material. Stormwater management is not required at this time. Comments: 1. Applicant to update plans to address comments provided by the City’s Environmental Coordinator regarding erosion control and turf establishment. 2. No work shall be completed until a Rice Creek Watershed District permit has been obtained. • Water Supply There is currently an existing 8-inch diameter ductile iron pipe (DIP) water main along 21st Avenue S and existing 16-inch diameter DIP water main along Northern Lights Boulevard and in an easement in Outlot A of the Clearwater Creek Business Center Plat (PID 24-31- 22-24-0009). The applicant is not proposing any connections to the municipal water system with this plan. Staff does not have any comments at this time. • Sanitary Sewer There is currently an existing 8-inch diameter polyvinyl chloride (PVC) sewer main along 21st Avenue S on the north end of the site and existing 21-inch diameter PVC sanitary sewer along Northern Lights Boulevard and in an easement in Outlot A of the Clearwater Creek Business Center Plat (PID 24-31-22-24-0009). The applicant is not proposing any connections to the municipal sanitary sewer system with this plan. Staff does not have any comments at this time. • Transportation The site is located at the intersection 21st Avenue S and Commerce Drive and at the eastern end of Northern Lights Boulevard. The applicant is currently proposing access to the site from 21st Avenue S via a gravel entrance that was installed as part of the Rehbein Black Dirt CUP and from Northern Lights Boulevard. Staff does not have any comments at this time. • Wetlands and Mitigation Plan The ALTA survey submitted with this project references the wetlands delineated by Kjolhaug Environmental. The Wetland Delineation Report prepared by Kjolhaug Environmental Services Co. in 2021 was submitted as part of the Rehbein Black Dirt CUP application. There are five existing wetlands on the site and the applicant is not proposing any wetland impacts with this project. Staff does not have any comments at this time. Ms. Katie Larsen 8/1/2022 Page 3 Rehbein Site Development Prep CUP Engineering Review • Landscaping The applicant did not propose any landscaping at this time. If submitted, landscaping will be reviewed in depth by the City’s Environmental Coordinator. • Floodplain The 2015 DFIRM indicates Zone A floodplain on the site. The applicant is not proposing any impacts to the floodplain on the site at this time. • Drainage and Utility Easements The proposed work is located within 7000 21st Avenue S and Outlot A of the Clearwater Creek Business Center Plat. There is an existing 60-ft wide drainage and utility easement in Outlot A that connects the Northern Lights Boulevard right-of-way to the south limit of the plat. The applicant is not proposing any changes to the plat. • Site Performance Agreement A Site Performance Agreement will be required. • Grading Agreement A Grading Agreement is not applicable at this time. • Stormwater Maintenance Agreement A Stormwater Maintenance Declaration is not applicable at this time. • Permits Required 1. NPDES General Construction Permit 2. City of Lino Lakes Zoning Permit for Grading 3. RCWD Permit If you or the applicant has any questions regarding these comments, please contact Kelsey Gelhar at (612) 709-4897 or kgelhar@wsbeng.com. You may also contact Diane Hankee at (651) 982-2430 or dhankee@linolakes.us.  Page 1 To: Diane Hankee, Kelsey Gelhar From: Andy Nelson Date: August 1st, 2022 Re: Environmental Comments/Rehbein Site Development Prep Environmental had the following comments on 8/01/22. 1. A trained individual with current certification in erosion and sediment control must perform inspections at a minimum every 7 days and within 24 hours after a rainfall event greater than ½ inch in 24 hours. Inspection records must be retained with the SWPPP and include information detailed in 11.11 of the Construction Stormwater General Permit. Contact information for the inspector must be provided to the city prior to any soil disturbance on the site. 2. Stabilization method must be specified, including a seed mix (ex: Mn DOT seed mix XX-XXX) and a method for stabilizing the steep slopes of the stockpile. 3. Erosion blanket must be a natural net variety. This must be specified on the details sheet. Environmental Memo  Page 2 4. Five additional inlet protections will be needed around the intersection of Northern Lights Boulevard and 21st Avenue. There may be additional inlet protections required south of this intersection if street tracking occurs. 5. Redundant perimeter controls will be required in areas where a 50 foot buffer cannot be maintained between disturbed soil and wetland areas. 910910915 915906906 90 7 907 9 0 8 908909 909911 911912912913913914914916916910906907908909910910915915906906907 907908 908909909911911912912913913914914916 91691791 7 TEMPORARY ROCK CONSTRUCTION ENTRANCE 32,000 CY STOCKPILE TOP ELEV: 916.0' EXISTING STOCKPILE APPROVED UP TO 948.0' MOBILE DIRT SCREENER MOBILE CONVEYOR FINISHED PRODUCT PILE (±500 CY, ±15 FT. HEIGHT) EXISTING LOADING/STAGING AREA (GRAVEL SURFACE) EXISTING GRAVEL ENTRANCE 33,000 CY STOCKPILE TOP ELEV: 917.0' POTENTIAL STOCKPILE AREA EXPANSION WITH PERMITTED WETLAND IMPACTS 4:14:1 4:1 4:14:1 4:1 4:14:1 4:1 DELINEATED WETLAND (TYP.) 55'R:\Projects\701\300\701-324 Lino Lakes Industrial Site\01 CIVIL\01 CAD\02 Sheet files\701324 C400 GRADING PLAN.dwgR:\Projects\701\300\701-324 Lino Lakes Industrial Site\01 CIVIL\01 CAD\02 Sheet files\701324 C400 GRADING PLAN.dwgSCALE IN FEET 60 1200 N WWW.RYANCOMPANIES.COM RYAN A+E, INC. 533 South Third Street, Suite 100 Minneapolis, MN 55415 612-492-4000 tel 612-492-3000 fax CONSULTANTS OWNER © 2022 RYAN A+E, INC. DRAWN BY CHECKED BY JOB NO.DATE PROJECT INFORMATION ISSUE RECORD ISSUE #DATE DESCRIPTION LINO LAKES, MN REHBEIN SITE DEVELOPMENT PREP PRELIMINARY NOT FOR CONSTRUCTION SDV CHL 701324 ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- CUP APPLICATION GRADING PLAN 07/11/2022 GRADING AND EROSION CONTROL NOTES 1.SUBCONTRACTORS WHOSE WORK REQUIRES EXCAVATION SHALL CONTACT "GOPHER STATE ONE-CALL" (651-454-0002 OR 1-800-252-1166 OR 811) FOR UTILITY LOCATIONS 48 HOURS PRIOR TO EXCAVATION. HE/SHE SHALL REPAIR OR REPLACE DAMAGED UTILITIES DURING CONSTRUCTION AT NO COST TO OWNER OR GENERAL CONTRACTOR. 2.EXISTING TOPOGRAPHY PER E.G. RUD & SONS, INC., ALTA/NSPS LAND TITLE SURVEY, DATED 12/22/2021. 3.CONTRACTOR SHALL FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING CONDITIONS. THIS WOULD INCLUDE ALL EXISTING UTILITIES AND TOPOGRAPHIC FEATURES. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS. 4.SUITABLE GRADING MATERIAL SHALL CONSIST OF ALL SOIL ENCOUNTERED ON THE SITE WITH EXCEPTION OF TOPSOIL, DEBRIS, ORGANIC MATERIAL AND OTHER UNSTABLE MATERIAL AS DIRECTED BY THE GEOTECHNICAL ENGINEER. STOCKPILE TOPSOIL AND GRANULAR FILL AT LOCATIONS DIRECTED BY GENERAL CONTRACTOR. 5.SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF THE EXISTING PAVEMENT. 6.CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 7.PROPOSED GRADES SHOWN ARE FINISHED GRADES. 8.ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE SUBCONTRACTOR AND SHALL BE DISPOSED OFF THE CONSTRUCTION SITE. 9.GRADING BEHIND CURBS SHALL START AT THE TOP OF CURB. 10.CONTRACTOR SHALL VERIFY THAT EXISTING UTILITIES HAVE ADEQUATE COVER TO MEET PROVIDER REQUIREMENTS IN AREAS OF GRADE REVISIONS. 11.RETURN ALL TEMPORARY DIVERSIONS TO EXISTING GRADE UPON FINAL STABILIZATION. 12.REMOVE SEDIMENT FROM EXISTING STORM SEWER IF PRESENT. 13.SPOT ELEVATIONS REPRESENT FINISHED SURFACE GRADES, GUTTER/FLOW LINE, FACE OF BUILDING, OR EDGE OF PAVEMENT UNLESS OTHERWISE NOTED. 14.ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 15.INITIATED IMMEDIATELY AND COMPLETED WITHIN 7 DAYS OF SITE GRADING OR INACTIVITY, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, EROSION CONTROL BLANKET OR ROCK BASE. 16.ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, WATERSHED, COUNTY AND STATE PERMITS AS REQUIRED. 17.THE GRADING CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF ACCUMULATED SILT IN FRONT OF SILT FENCES DURING THE DURATION OF CONSTRUCTION. 18.THE GRADING CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS. 19.STREETS MUST BE CLEANED AND SWEPT WHENEVER TRACKING OF SEDIMENTS OCCURS AND BEFORE SITES ARE LEFT IDLE FOR WEEKENDS AND HOLIDAYS. A REGULAR SWEEPING SCHEDULE MUST BE ESTABLISHED AND MAINTAINED. SWEEP ADJACENT STREETS IN ACCORDANCE WITH CITY REQUIREMENTS. 20.DUST MUST BE ADEQUATELY CONTROLLED. IF BLOWING DUST BECOMES A NUISANCE, THE GRADING CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. 21.ON SLOPES 4:1 OR GREATER MAINTAIN SHEET FLOW AND MINIMIZE RILLS AND/OR GULLIES. 22.ALL STORM DRAINS AND INLETS MUST BE PROTECTED UNTIL ALL SOURCES OF POTENTIAL DISCHARGE ARE STABILIZED. 23.TEMPORARY SOIL STOCKPILES MUST HAVE EFFECTIVE SEDIMENT CONTROL AND CAN NOT BE PLACED IN SURFACE WATERS OR STORM WATER CONVEYANCE SYSTEMS. TEMPORARY STOCKPILES WITHOUT SIGNIFICANT AMOUNT OF SILT, CLAY, OR ORGANIC COMPOUNDS ARE EXEMPT EX: CLEAN AGGREGATE STOCK PILES, DEMOLITION CONCRETE STOCKPILES, SAND STOCKPILES. 24.FINAL STABILIZATION REQUIRES THAT ALL SOIL DISTURBING ACTIVITIES HAVE BEEN COMPLETED AND THAT DISTURBED AREAS ARE STABILIZED BY A UNIFORM PERENNIAL VEGETATIVE COVER WITH 70% OF THE EXPECTED FINAL DENSITY, AND THAT ALL PERMANENT PAVEMENTS HAVE BEEN INSTALLED. ALL TEMPORARY BMP'S SHALL BE REMOVED, DITCHES STABILIZED, AND SEDIMENT SHALL BE REMOVED FROM PERMANENT CONVEYANCES AND SEDIMENTATION BASINS IN ORDER TO RETURN THE POND TO DESIGN CAPACITY. 25.THE WATERSHED DISTRICT OR THE CITY MAY HAVE REQUIREMENTS FOR INSPECTIONS VERIFYING PROPER CONSTRUCTION OF THE BMPS. CONTRACTOR SHALL COORDINATE ALL REQUIRED INSPECTIONS. 26.REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. LEGEND: C400 EXISTING PROPOSED MAJOR CONTOUR MINOR CONTOUR ONE-POINT PERCENT GRADE SLOPE RATIO STORM INLET STORM MANHOLE TWO-POINT PERCENT GRADE BENCHMARK STORM SEWER PIPE DELINEATED WETLAND FEMA FLOOD ZONE A SANITARY SEWER PIPE SANITARY SEWER MANHOLE SANITARY SEWER FORCE MAIN SILT FENCE ROCK CONSTRUCTION ENTRANCE CONSTRUCTION LIMITS WATER MAIN BENCHMARK MNDOT NAME: 0282 S. GSID STATION: #92399 ELEVATION: 931.458 (NAVD88) SILT FENCE ROCK CONSTRUCTION ENTRANCE UNIT LF EA ESTIMATED QUANTITIES ITEM DESCRIPTION QUANTITY 2,423 1 R:\Projects\701\300\701-324 Lino Lakes Industrial Site\01 CIVIL\01 CAD\02 Sheet files\701324 C600 DETAILS.dwgR:\Projects\701\300\701-324 Lino Lakes Industrial Site\01 CIVIL\01 CAD\02 Sheet files\701324 C600 DETAILS.dwg2 C600 C600 3 C600 4 C600 1 WWW.RYANCOMPANIES.COM RYAN A+E, INC. 533 South Third Street, Suite 100 Minneapolis, MN 55415 612-492-4000 tel 612-492-3000 fax CONSULTANTS OWNER © 2022 RYAN A+E, INC. DRAWN BY CHECKED BY JOB NO.DATE PROJECT INFORMATION ISSUE RECORD ISSUE #DATE DESCRIPTION LINO LAKES, MN REHBEIN SITE DEVELOPMENT PREP PRELIMINARY NOT FOR CONSTRUCTION NTS NTS NTS NTS SDV CHL 701324 ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- ---- CUP APPLICATION DETAILS 07/11/2022 C600 1 PLANNING & ZONING BOARD AGENDA ITEM 7A STAFF ORIGINATOR: Michael Grochala, Community Development Director P & Z MEETING DATE: August 10, 2022 REQUEST: Discussion, Anderson Companies Concept Plan, Lake and Main Street CASE NUMBER: N/A APPLICANTS: Anderson Companies OWNERS: Carpenter Estate; Bigco Properties, LLC REVIEW SCHEDULE: N/A BACKGROUND The 5 acre Carpenter property and abutting 4.5 acre Bigco property have been on the market since early 2021. Over the past year and half staff has been working with the property owners and potential developers regarding development options on the 9.5 acres. The site includes an auto salvage yard that has been in existence for over 40 years, vehicle sales lot, nonconforming exterior storage uses and a contractor shop. It is likely some environmental cleanup will be necessary to facilitate redevelopment of the site. Anderson Companies began working on a redevelopment project in October of 2021. In November of 2021 a joint meeting was held with the development team, City Council and advisory boards to discuss possible development options. At that time Anderson Companies was proposing a project with upwards of 300 residential units on the site. Comments made at the meeting generally centered on the following themes: • Reduce the density and scale of buildings adjacent to existing residential. Density should be consistent with Comprehensive Plan. • There should be a commercial element • Plan should be incorporate abutting properties • Transportation issues will need to be addressed In response to comments received at the meeting Anderson has been working to adjust the development footprint and density. They have reached out to abutting property owners and discussed possible land assembly into the project. The updated project proposes a senior community with townhomes abutting the existing single family lots to the north and west, a main senior apartment building fronting Lake Drive, along with a future assisted living building to the west. Residential density is generally consistent with the comprehensive plan. The concept provides for a future retail component along the south side of the property although access to the 2 site would need to be coordinated with any future relocation or redevelopment of the Tavern on Main site. At this time Anderson does not have a commercial user, but is open to providing land for possible assembly in the future. ANALYSIS The property is currently zoned GB, General Business District and LI, Light Industrial District. The City’s 2040 Comprehensive Plan guides the properties as a Signature Gateway District. The Signature Gateway District is reserved for high visibility, high traffic corridors serving as an entrance to the Community. The district allows for commercial uses and high density residential uses at a density of 8.0 to 10.0 units per acre. Up to 15 units per acre may be allowed if the project meets the City's housing goals. The district allows for development of multiple complementary uses on a single site including a combination of higher density residential, commercial services, and employment opportunities. Anderson Companies has provided a narrative of their site investigation to date and are requesting Planning and Zoning Board input on the updated concept and key discussion points including: • Future commercial uses • access • financial assistance The Economic Development Advisory Committee (EDAC) discussed the site and possible financial assistance at it’s August 4, 2022 meeting. The EDAC pleased with the reduction in density and generally supportive of the proposal noting that they still need to see more refinement in the development plan and details of project cost. The main City goals associated with the project, discussed with the EDAC included: 1. Increase in taxable market value 2. Clean up of nonconforming uses and environmental remediation 3. Assembly of multiple parcels into a cohesive design 4. Enhanced pedestrian and streetscape amenities along the County Roads. Representatives from Anderson Companies will be present at the meeting to discuss the project and potential for financial assistance. RECOMMENDATION Staff is requesting board comment on the concept and desired outcomes to provide development direction. ATTACHMENTS 1. Location Map 3 2. Land Use Map 3. Anderson Companies project narrative 4. Sketch Plan_2022-07-28 2040 Land Use Map Legend 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 July 2, 2021 Map Powered By DataLink 1 in = 376 ft ± 1 PLANNING & ZONING BOARD AGENDA ITEM 7B STAFF ORIGINATOR: Kendra Lindahl and Kevin Shay, Landform P & Z MEETING DATE: August 10, 2022 REQUEST: Zoning Ordinance Update (Architecture, Rural Cluster, and Summary) CASE NUMBER: N/A APPLICANTS: City of Lino Lakes OWNERS: Multiple BACKGROUND On March 8, 2021, the City Council authorized Landform to update the City’s Zoning Ordinance and Zoning Map. This is one of the steps required to implement the 2040 Comprehensive Plan that was adopted by the City Council on November 9, 2020. On May 12, 2021, the P&Z Board kicked off this effort with a discussion of Planned Unit Developments (PUD). The P&Z had a robust discussion about the purpose and intent of PUDs and provided direction to staff about desired changes to the ordinance. On June 9, 2021, the P&Z board reviewed the first draft of the changes to the general provisions section. P&Z provided input to staff about the proposed revisions to the ordinance. On August 11, 2021, the P&Z board reviewed the first draft of the Planned Unit Development section of the ordinance. The P&Z provided feedback regarding the proposed changes to the ordinance. On October 4, 2021, staff provided an update on the project at the Council work session. On October 13, 2021, the P&Z board reviewed the first draft of the zoning district sections of the ordinance. The P&Z provided feedback about the proposed changes and provided input on other potential changes to the ordinance. On November 10, 2021, the P&Z board reviewed driveway width, impervious surface area, brew pub locations, garage area, side yard setbacks and porch depth to provide and input and recommendations on changes to the ordinance. On January 12, 2022, the P&Z reviewed the administrative section and provided input on the proposed changes to clean up and refine the section. 2 On February 9, 2022, the P&Z reviewed the new zoning districts, agritourism and liquor uses to provide input and recommendations on changes to the ordinance. On March 30, 2022, the P&Z held a work session to review the draft zoning map changes and provided feedback on the proposed changes. On April 13, 2022, the P&Z received an update on some key items including indoor storage, agritourism, mead, garage size and the urban transition (now called future urban development) district. On June 22, 2022, the P&Z discussed rural clusters, the future urban development district and architecture standards. On July 13, 2022 the P&Z reviewed updated information on rural clusters and architecture standards and provided input. ANALYSIS Architectural Changes: Based on comments received at the July 13 meeting staff has made minor adjustments to the commercial, industrial and institutional design requirements to address Brick Veneer and define the “Cap” of a building. Thin brick Veneer was deleted as a Class 3 material to eliminate any difference in brick width. All brick is now considered a Class 1 material. The base, middle, and top requirement has been modified to apply only to commercial, public, educational and religious buildings. A definition of cap has been added to read: 1007.043(d)6. Commercial, public, educational and religious buildings shall have a well-defined base, middle and top. The base should appear visually distinct from the middle and top part (cornice) of the building through the use of a change in building materials, color, window shape or size, an intermediate cornice line, sign band, an awning, or similar techniques. A cap shall include the area from the top floor to the roof of the building and shall include a cornice, roof overhang, change of color or material to differentiate it from the middle section of the building. Flashing shall not be considered a cap. Industrial buildings, due to the style of construction, have had the most difficulty in meeting this requirement. With the removal of “flashing” as a cap this would be more difficult to achieve. Accordingly more focus will now be placed on the requirement to break up the uninterrupted length of the building. Rural Cluster: The board requested staff to review additional requirements to ensure that lots are clustered in a neighborhood setting. Currently the proposed language a percentage of the lots to be located in a neighborhood cluster. The cluster needs to be oriented around either a specific viewshed, physical amenity, or a specific streetscape. 3 Staff has completed a literature review of several cluster related ordinances and we did not find any other specific dimensional or locational standards in addition to what we have in the ordinance. After additional consideration we proposed to add a requirement that the clusters shall be access from an internal road. This would avoid lots being spread out along and existing roadway and would let the economics drive clustering simply because a shorter road will be less expensive. The proposed change is as follows: 1007.066(5) Neighborhood Configuration. (a) In order to establish a cohesive neighborhood unit, residential lots shall be located in a neighborhood cluster. A neighborhood cluster shall include a minimum of four lots or 50 percent of the allowable number of lots on the parcel to be subdivided, whichever is greater. Lots shall be accessed from an internal road. An efficiency of land utilization and community development should be encouraged by maximizing the number of lots in any one cluster development, while adhering to the underlying density and open space requirements of this Ordinance. Change Summary – Full Document A clean version of the changes will be available for review following the Planning and Zoning Board meeting and incorporation of final comments related to the items above. Due to the number of changes present in the document a redline version is difficult to follow but is available from city staff. The following represents a summary of the substantive changes made to the draft zoning ordinance: Administration The changes to the administration sections eliminates unnecessary language and inconsistencies in the document. The majority of the text changes are to add language to maintain consistency in the purpose, process and requirements for each of the different sections. The Environmental Review section (Section 1007.025) is new and outlines the process that the City will use when completing the environmental reviews required by Minnesota Statutes and Minnesota Rules 4410. It is simply intended to notify developers that they are responsible for the City cost to prepare the documents and explains the City review process. This codifies the process that the City has followed in the past. Zoning Districts The key changes to the Rural, Residential, Business, Industrial, and Public and Semi-Public districts (Sections 1007.080 – 1007.130) include: 1. Changes to all districts: 4 a. Remove Planned Unit Development (PUD) as a conditional use. All PUDs will be rezoned to PUD. b. Add essential service as a use by administrative permit. Essential services consist of overhead telephone, gas, electrical, communication, water or sewer transmission, distribution, collection, supply or disposal systems including poles, wires, mains, drains, sewers, pipes, conduits, cables, fire alarm boxes, police call boxes, traffic signals, hydrants and other similar equipment used to serve the public. 2. Changes to Rural: a. Remove garage requirement from districts because it is addressed in general provisions. The twin home/townhouse requirement for garage has been added to the single family standards. b. Add Agritourism as a conditional use in the R, Rural District. Agritourism would include any commercial enterprise that links agricultural production and/or processing with tourism in order to attract visitors onto a farm, ranch, or other agricultural business for the purposes of entertaining and/or educating. The definition was added to Section 1007.001. c. Remove bicycle racing arenas as a conditional use in the R, Rural District. d. Include rural cluster developments as a permitted use in R and R-X. Cluster development has been added a definition as, “A form of residential development that groups buildings or lots to provide common open space.” 3. Changes to Residential: a. Remove garage requirement from districts because it is addressed in general provisions as noted in the rural district. b. Amended the R-2 district day care facilities to be consistent with State Statute. 4. Changes to Business: a. Delete central business and shopping center zoning districts. These zoning districts were eliminated with the 2003 update but still referenced in the document. They have been deleted in their entirety. b. Delete drive-through language from restaurants, brewpubs and service businesses. The drive-throughs are currently limited to the districts that allow them as an accessory use. 5. Changes to Industrial: 5 a. Include indoor self-storage as a permitted use in light and general industrial districts. Indoor self-storage is defined as, “A fully enclosed building that is climate controlled containing separate, individual and private storage spaces of varying sizes, leased or rented on an individual basis for the storage of personal property; where individual renters control and access individual storage spaces; each unit must be directly accessed from the interior of the building via its own access door. Outdoor access to individual units is prohibited. Ancillary retail sales of related items, such as moving supplies, and facility offices may also be included. Such facilities to be used for storage only” b. Remove mini self-storage as a conditional use in the general industrial district. It is still permitted in the GI district. Mini self storage is defined as, “An enclosed storage facility containing independent, fully enclosed bays that are leased to individuals exclusively for the storage of household goods or personal belongings.” 6. Changes to Public and Semi-Public: a. Delete the Rural Business Reserve District. The Rural Business Reserve District was intended to be a holding zone for commercial and industrial zoning districts and is no longer needed with the rural and future urban development accomplishing the same task. New Zoning Districts The Future Urban Development (FUD) zoning district is a new zoning district that is intended as a holding zone to preserve areas where urban services are planned, but not yet available. This was identified in the implementation plan as goal #3 of the land use section of the 2040 Comprehensive Plan as an action that would allow for the orderly development of land planned for urban services. The FUD district is the same as the Rural (R) zoning district except it has a larger (20-acre) minimum lot size to preserve the land for development. The holding zone would apply until municipal sewer and water are available and a landowner/ developer makes application for development. At that time the City may rezone the property consistent with its designation on the future land use plan map, provided that the development does not result in the premature extension of public utilities, facilities or services. The Business Campus (BC) zoning district is for the land in eastern Lino Lakes that was designated Business Campus in the 2040 Comprehensive Plan. The intent is to provide for multi-use buildings, business offices, wholesale showrooms, and related uses in an environment which provides a high level of amenities. The district will serve primarily as employment centers, with office, service, research and development, data centers and light industrial uses. Other uses would include those that support the businesses and their employees, such as convenience retail or services, hotels, restaurants, daycare facilities, banks or other financial institutions. The development standards included in the district are the same as the light industrial district with 6 only the list of uses being different. This district is not currently shown on the zoning map but as land develops within the business campus land use the properties will be rezoned. The High Density Residential and Commercial (R-5) zoning district is intended to provide a setting for multiple family housing and commercial in areas that have good thoroughfare access. The R-5 district shall correspond to the Planned Residential/Commercial land use category in the 2040 Comprehensive Plan future land use map. The uses allowed within the district are a combination of uses found in the High Density Residential (R-4) district and the General Business (GB) district, with the development standards reflecting those district standards as well. This district is not currently shown on the zoning map but as land develops within the planned residential/commercial land use the properties will be rezoned. Agritourism Agritourism is a new use that has been added as a conditional use to the Rural (R) and Future Urban Development (FUD) districts. Agritourism is defined as “any commercial enterprise that links agricultural production and/or processing with tourism in order to attract visitors onto a farm, ranch, or other agricultural business for the purposes of entertaining and/or educating.” By allowing agritourism as a CUP we can address the effects of the use to ensure the site’s agriculture and surrounding properties are not affected by the operations and activities of the use. An example of the use is Waldoch Farm. The agritourism standards are in located in the general provisions section of the zoning ordinance similar to other conditional uses with substantial conditions. Rural Clusters Staff has drafted a rural cluster ordinance that will allow cluster developments as a permitted use on parcels located in the Rural (R) and Rural Executive (R-X) districts, which are guided Low Density Residential on the full build land use map and staged in the post-2040 area on the staging plan. The rural cluster ordinance will allow 8 units per 40 acres when utilizing individual septic systems and 12 units per 40 acres when utilizing community septic. Staff is recommending the density bonuses as a tool to provide landowners with additional development opportunities while preserving land for future development with urban services. Performance standards for the rural cluster ordinance will be adopted as part of the general provisions section to ensure that the rural cluster preserves the higher quality natural resources or agricultural land and can transition effectively to urban services when they become available. The performance standards used for the rural cluster ordinance are very similar to the existing rural planned unit development language found in the Zoning Ordinance, which has now been deleted. Some of the language referenced into the draft ordinance is from the conservation subdivision section which is being removed from the Subdivision Ordinance as part of the update and the standards are being utilized as part of the new rural cluster ordinance. The standards that have changed from the rural planned unit development include: 7 • Open space is no longer taken in perpetuity but is instead held until the subject property gains access to municipal sanitary sewer and water services. • The density has been increased by four units per 40 acres for both the base density and bonus density. • Standards have been included for maintenance, management and replacement of community septic systems. • Open space is now required to include a minimum of 25 percent upland area. • Residential lots must be large enough to support a primary and secondary septic system. • Included cluster development definition and added number of units required to be considered a cluster. Liquor Standards The current ordinance allows brewer taprooms accessory to a malt liquor beverage production and bottling facility in the Light Industrial (LI) and General Industrial (GI). We have updated the General Business (GB), Light Industrial (LI) and General Industrial (GI) districts to include a broader range of uses related to alcoholic beverages such as, brew pub, brewer taproom, microbrewery/small brewer, microdistillery/small distillery and winery/cider mill (which includes meadery). The uses are defined as: Brew Pub - A restaurant that conducts the retail sale of malt liquor brewed on the premise and licensed under Minnesota Statute section 340A.301, subdivision 6(d). Areas used exclusively for brewing operations shall not exceed 25 percent of the total floor area. Included within this use is the off-sale of malt liquor produced on site in refillable growlers pursuant to Minnesota Statutes section 340A.301, subdivision 7(b). (No change from existing ordinance) Brewer Taproom - Facility on the premises of, or adjacent to, a malt liquor beverage production facility / brewery intended for the on-sale and consumption of malt liquor produced by the brewer pursuant to Minnesota Statute section 340A.301, subdivision 6b. A brewer taproom may include a restaurant. (No change from existing ordinance) Microdistilleries - is a distillery operated within the state producing premium, distilled spirits in total quantity not to exceed 40,000 proof gallons in a calendar year, which distillery is licensed under Minnesota Statutes section 340A. (New definition) Small Brewer - is a brewer licensed under section Minnesota Statutes section 340A.301, Subdivision 6, clause (c), (i), or (j) who also holds a retail license to sell off-sale malt liquor at its licensed premises which has been produced and packaged by the brewer. (New definition) The ordinance is drafted to allow for the following: GB District; • Permitted use 8 o Brew pub (new) o Microdistillery with cocktail room (new) o Small brewer with brewer taproom (new) LI District; • Permitted accessory use o Brewer taproom accessory to malt liquor beverage production (no change) o Cocktail room accessory to distilled spirits production (new) GI District; • Permitted accessory use o Brewer taproom accessory to malt liquor beverage production (no change) o Cocktail room accessory to distilled spirits production (new) General Provisions City staff prepared a summary of Zoning Ordinance changes to the General Provisions section needed to comply with State Law, eliminate inconsistencies in the document, better reflect City goals and make the ordinance easier to read and understand. The changes to the section include: 1. The non-conforming use section has been revised for compliance with the 2009 changes to MN Statute §462.357, Subd.1e. 2. The word “quadraminium” is not commonly used and has been replaced with the word townhouse. 3. Provided a consistent standard across districts for garage sizes. Garages are intended to provide space to store vehicles and other equipment. The intent is to provide enough space within the garage and other accessory structures to contain all equipment in addition to the vehicles. The existing minimum standard is 20 feet wide with a total size of 440 square feet for single family, two family and townhomes. The draft ordinance has increased the minimum size to 528 square feet. 4. Accessory buildings. Added language to note that no building permit is required for detached accessory buildings containing 200 sq. ft. in gross floor area or less to be consistent with MN State Building Code. Such buildings will still require a Zoning Permit to ensure compliance with Code standards. Additionally, we have added a section to allow one detached accessory building under 120 square feet by right, which will not be counted against the total number of allowed accessory structures in the district. 5. Added standards for carports. 6. Includes revised architecture standards which break down the classes of materials into three classes for use on the building. 9 7. Changed Outdoor Storage requirements for rural and residential zoning districts so they apply to all properties not just those 10 acres are less and currently written. 8. Added definitions to the landscape standards and included minor changes to both landscape and tree preservation requirements to clarify requirements. Additional updates will be considered at a later date by city staff. 9. Reviewed the parking standards and reformatted as a table to make it easier to read. Modified some parking calculations to be consistent with current practices. Changed the maximum residential driveway width from 26’ to 28’. 10. Added standards for private drives as a new Section 1007.046. This provides standards for private drives to distinguish them from public streets, provide clear standards and ensure that the homeowners association maintains them in perpetuity. 11. Changed the earth moving and land reclamation activities allowed by Section 1007.051 from a conditional use permit (which runs with the land) to an interim use permit (which includes a sunset clause). 12. Added new language for Wind Energy Conversion System (WECS) as Section 1007.060. this provides standards to allow WECS as an accessory use. 13. Added standards for solar energy systems as Section 1007.061. 14. Added language for Model Homes with Temporary Real Estate Offices by administrative permit as a new Section 1007.062. These are common for large developments and this provides consistent standards. 15. Added language for Temporary Structures as a new Section 1007.063 for emergency use. This is typically a short term need when a structure is damaged and uninhabitable. It allows a temporary structure while the original structure is being rebuilt. 16. Added performance standards for motor fuel stations as Section 1007.064. PUD The following is a list of changes made to the PUD section of the ordinance. 1. Eliminated the PUD by conditional use permit and requires them all to be done as a rezoning to the PUD zoning district. The rezoning to PUD creates a negotiated zoning district unique to the individual project and gives the City a higher level of discretion than a conditional use permit. 2. Modifying the purpose and intent to be clearer and more concise. 10 3. Expanding the list of desired public benefits to be evaluated with PUDs. 4. Created a table to identify base development guidelines by zoning district along with a reference to the base general provision standards. While staff historically has included this base zoning reference as part of the analysis and noted this district in the staff report, this change will provide more clarity. 5. Deleting unnecessary general requirements covered under other sections of the Zoning or Subdivision Ordinance. 6. Moving rural residential PUD requirements to the rural cluster section to allow it by right. These subdivisions will allow clustering of homes on smaller lots than would typically be allowed in exchange for preservation of at least 50% of the area as open space and compliance with additional conservation development standards. 7. Modifying the open space performance standards to clarify how it is calculated and designed in urban residential PUDs. 8. Creating a subsection for mixed-use PUD requirements which references the residential, commercial and industrial PUD sections. 9. Creating an additional requirement for commercial and industrial PUDs to have harmonious and integrated design for all buildings in the development. 10. Added a requirement that the developer hold a neighborhood meeting prior to submittal of a PUD concept plan application. 11. Streamlined the submittal requirements to eliminate unnecessary requirements and referencing standards from other sections of City Code rather than repeating the standards. 12. Updating submittal procedures to match current city process. 13. Creating a process for plan modifications or amendments to a PUD. 14. Created a list of all existing planned development overlays (PDO’s) to become PUDs along with all existing PUDs. The ordinance will be amended with future PUDs to add the PUD reference to Section 1007.131. Zoning Map The zoning map has been revised to be consistent with the future land use of the 2040 Comprehensive Plan, creates a holding zone for urban development and corrects existing errors in the zoning map. There are 1,951 parcels that will be rezoned as part of this effort; however, the number of substantive changes is far fewer. The zoning map changes fall into four main categories: 11 1. Planned Unit Development (PUD) District. The City changed Planned Development Overlay (PDO) to Planned Unit Development (PUD) with the zoning ordinance update in 2003. The City is rezoning all properties previously shown as a PDO to a PUD to reflect that change. This change represents 1,216 of the 1,951 properties proposed to be changed with the zoning map updates. Other than the name of the zoning district there is no regulatory change to these parcels. 2. Future Urban Development (FUD) District. The FUD zoning map changes reflect a change planned as part of the 2040 Comprehensive Plan implementation. The change applies to parcels, currently zoned R-Rural, that are located within the planned 2040 Utility Staging Area. The only change from R to FUD is that the FUD zone has a higher minimum lot size of 20 acres to preserve the land for development. The permitted, conditional and accessory uses allowed in the FUD zone will remain the same as the Rural (R) zone. The zoning change will not result in any currently allowed uses to become nonconforming. This change to the zoning map represents 640 of the 1,951 properties proposed to be changed with the zoning map updates. 3. Land Use Consistency. There are a number of parcels which have been rezoned to be consistent with the 2040 future land use for the property. This represents 55 of 1,951 properties being rezoned. If an existing legally established use is inconsistent with the new zoning, the use will become legal non-conforming and may continue, as legally established, until such time as the use ceases or the property is redeveloped. 4. Miscellaneous. The remaining 40 properties were identified as mapping errors on the existing zoning map. These changes are being completed alongside the zoning map update. SUMMARY The Planning Commission should review the recommendations by staff and provide direction on the proposed changes. RECOMMENDATION Provide feedback to staff on the building cap and rural cluster changes requirements. ATTACHMENTS 1. Rural Cluster draft requirements 2. Proposed Zoning Map 3. Proposed Zoning Map Changes 179 § 1007.066 RURAL CLUSTER DEVELOPMENT (1) Purpose. The purpose of this section is to establish special requirements for a rural cluster development (without City water or sanitary sewer) project to allow limited rural residential development while promoting: (a) Preservation of productive land for agricultural use. (b) Preservation of wildlife habitat and unique natural resources. (c) Reduction of negative impacts on the environment. (d) Creation of common open space that provides a unified landscape for the use and enjoyment of the neighborhood community and/or the general public. (e) A variety of rural residential lot sizes, configurations, and neighborhoods. (f) Orderly and economically viable transition to eventual development with urban services. (2) Application. A rural cluster development shall only be applied in areas zoned R, Rural or R-X, Rural-Executive that are guided Low Density Residential on the Comprehensive Plan Full Build Out Land Use map. (3) Open space. A minimum of 50 percent of the gross acreage of the subject property shall be preserved as common open space, recreational space or agricultural use. Of that open space, a minimum of 25 percent shall be upland area. (a) All designated open space shall be platted as outlot parcels. Public trail corridors shall be dedicated as park land. (b) Habitable structures. Habitable structures shall not be permitted in any of the designated open spaces. Open and recreational structures may be permitted within open spaces. (c) Public Open Space Accessibility. Open spaces dedicated to the public shall be accessible to pedestrians at no less than 1,200-foot intervals along public roadways. Where necessary, pedestrian access corridor outlots between private lots shall be at least 20 feet in width. (4) Ownership and management. Each designated open space designated shall be owned and managed according to the following means, subject to city approval. (a) Common ownership. Open space may be owned in common by the property owners created through subdivision of the original tract. Management shall be the responsibility of that subdivision's homeowner association. In the case where at least one open space is held in common ownership, a homeowner association shall be established for that subdivision. Membership in the association by all property owners in the subdivision shall be mandatory. The 180 homeowners association documents or the declaration of covenants, conditions and restrictions shall be submitted as part of the preliminary plat application and shall contain the following information: 1.The legal description of the common lands or facilities; 2.The restrictions placed upon the use and enjoyment of the lands or facilities, including the persons or entities entitled to enforce the restrictions; 3.A mechanism for resolving disputes among the owners or association members; 4.A mechanism to assess and enforce the common expenses for the land or facilities, including upkeep and maintenance expenses, real estate taxes and insurance premiums; 5.The conditions and timing of the transfer of ownership and control of land or facilities to the association or to common ownership. (b)Natural habitat. Management shall be the responsibility of the homeowner association. 1.Open space may be protected by establishing conservation easements as provided in M.S. § 84.64 through 84.65, as they may be amended from time to time. Unless the document establishing the restrictions specifically provides to the contrary, the city shall have no responsibility for the maintenance or management of the area subject to the restrictions. The form and content of the conservation easement or other instrument establishing the restrictions must be approved by the city prior to the execution and delivery thereof. 2.Stormwater drainage systems located within open spaces or the residential lots shall be covered by utility and drainage easements dedicated on the final plat to the city. (c)Neighborhood recreational and trail corridor. Recreational open space or trail corridors intended as public parks or public trails shall be dedicated to the city. Management and maintenance of the public recreational areas shall be the responsibility of the city. (5)Neighborhood Configuration. (a)In order to establish a cohesive neighborhood unit, residential lots shall be located in a neighborhood cluster. A neighborhood cluster shall include a minimum of four lots or 50 percent of the allowable number of lots on the parcel to be subdivided, whichever is greater. Lots shall be accessed from an internal road. An efficiency of land utilization and community development should be encouraged by maximizing the number of lots in any one cluster development, while adhering to the underlying density and open space requirements of this Ordinance. (b) A neighborhood cluster shall be oriented toward an identifiable feature which all residential units share in common. Neighborhood identity may be accomplished by one or more of the following features: 181 1. View Shed. The lots of a neighborhood may be arranged such that a majority of the principal structures will take visual advantage of a field, wetland, woods, lake, stream, or other open space which could be described as a view shed. 2. Physical Amenity. The lots of a neighborhood may be arranged such that a majority of the principal structures will face a green, playground, ball field, rock outcropping, stand of trees, church, school, or other physical feature unique to that particular neighborhood. 3. Streetscape. The lots may be arranged such that the principal structures will face a street space enhanced with landscaping, street trees, boulevards, medians, or other landscaping techniques appropriate to the City’s street design standards. (6) Densities. (a) Subdivisions served by independent sewage treatment systems shall not exceed eight units per forty 40 acres. (b) Subdivisions served by a MPCA approved community sewer system shall not exceed 12 units per 40 acres. (7) The applicant must provide a management (maintenance, replacement and repair) plan for centralized wastewater treatment system as approved by the City. The management plan must be reviewed and approved by the City Council and recorded with the final plat. The plan should clearly identify the following: (a) The ownership of the centralized wastewater treatment system. (b) An annual schedule for maintenance, inspection and monitoring of the centralized wastewater treatment system. (c) Assignment of responsibility for the management of and payment for the centralized wastewater treatment system. (d) Contingency plan in the event of failure of the centralized wastewater treatment. (e) Financial guarantees, covering the estimated cost of maintaining and replacing a centralized system. (f) Provisions describing how the sewage treatment portion of the system will be protected from vehicles, animals, humans and other sources of risk. (g) The name and license number of the system's designer. (h) Provision for cost effective future connection of the wastewater treatment system(s) to urban services within one year after such services are provided at the boundary of the development, with sufficient financial guarantees to ensure no added cost to the City. 182 (i) If financial guarantees for any of the above provisions are part of an association assessment or treasury fund, the City shall be given access to annual audit records, at the expense of the association, to ensure proper funding. If such guarantees are the private responsibility of the developer, the City shall require guarantees from the responsible individual(s). (8) Residential lots. (a) Lots served by individual sewage treatment systems (ISTS) shall have a minimum of one acre of buildable land area capable of accommodating the principal dwelling, accessory buildings, and two individual soil treatment systems (drainfields). (b) Lots served by a MPCA approved community sewage treatment system shall have a minimum lot area of 20,000 square feet of buildable land. (c) No individual single family lot may exceed five acres in size. (d) Minimum Lot Width. 1. ISTS Lots. 200 feet. 2. Lots Served by a MPCA Approved Community Sewage System. a. Interior Lot. 100 feet. b. Corner Lot. 125 feet. 1. Setbacks. Setbacks shall be the same as those imposed in the applicable base zoning district. (e) Residential lots shall be sited in a manner that preserves existing significant tree cover on the site. (f) The lots of a neighborhood may be arranged so that a majority of the principal structures will take visual advantage of an identifiable feature, building, structure, greenway, wetland, woods, lake, stream or other open space which could be described as a view shed. (g) The lots may be arranged that the principal structures face a local street enhanced with landscaping, street trees, boulevards, medians or other landscaping techniques appropriate to the city's street design standards. 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Ct RICE CREEK CHAIN OF LAKES REGIONAL PARK RESERVE City of Centerville 456721 456749 456754 456723 456721 456749 456714 456754 456723 456714 456721 456721 456714456714 ")53 ")153 ")140 ")84 ")84 §¨¦35E §¨¦35W Ord. 11-95 Ord. 08-95 Ord. 17-03 Ord. 04-04 Ord. 09-88 Ord. 12-03 Ord.93-10 Ord.08-90 Ord. 94-14 Ord.08-02 Ord. 01-14 Ord. 12-04 Ord.07-16 Ord.92-15 Ord. 04-16 Ord.05-18 Ord. 08-99 Ord. 22-97 Ord. 12-18 Ord. 20-03 Ord.14-99 Ord. 09-99 Ord. 06-14 Ord. 02-14 Ord. 06-91 Ord. 05-03 Ord. 26-04 Ord. 03-00 Ord. 04-05 Ord. 06-18 PSP PSP PSP PSP PSP GI LI LI GB GB GB GB R-6 R-4 R-3 R-3 R-3 R-2 R-1X R-1X R-1 R-1 R-1 R-1 R-X R-X R R R R R R R FUD FUD FUD FUD FUD FUD FUD OTTER LAKEOHWL 911.5100-yr 912.6 AMELIA LAKEOHWL 908.1100-yr 910.0 BALDWIN LAKEOHWL 883.1100-yr 886.1 RESHANAU LAKEOHWL 883.5100-yr 886.0 RICE LAKEOHWL 883.1100-yr 886.0 CENTERVILLE LAKEOHWL 885.0100-yr 886.3 MARSHAN LAKEOHWL 883.3100-yr 886.1 GEORGE WATCH LAKE 100-yr 886.1 PELTIER LAKEOHWL 884.7100-yr 887.0 RONDEAU LAKE 100-yr 888.1 CEDAR LAKEOHWL 892.9 WILKINSONLAKEOHWL 895.2 Zoning District Map Lino LakesCommunity Development600 Town Center ParkwayLino Lakes, Minnesota 55014 Phone (651) 982-2400 City of Shoreview City of North Oaks White Bear Township City of Columbus City of BlaineCity of Hugo: Legend Parcels Streams ZONING FUD Future Urban Development R Rural R-X Rural Executive R-1 Single Family Residential R-1X Single Family Executive R-2 Two Family Residential R-3 Medium Density Residential R-4 High Density Residential R-5 Planned Commercial/Residential R-6 Manufactured Home Park NB Neighborhood Business LB Limited Business GB General Business LI Light Industrial GI General Industrial BC Business Campus PSP Public Semi-Public PUD Planned Unit Development Maps are for illustrative purposes only.Recent changes may not be included.Land Use and Zoning Informationshould be verified with City Staff. 0 2,000 4,0001,000 DRAWING SCALE IN FEETCity of Circle PinesAugust 3, 2022 DRAFT RICE CREEK CHAIN OF LAKES REGIONAL PARK RESERVE City of Centerville OTTER LAKEOHWL 911.5100-yr 912.6 BALD EAGLE LAKEOHWL 911.0100-yr 912.6 AMELIA LAKEOHWL 908.1100-yr 910.0 BALDWIN LAKEOHWL 883.1100-yr 886.1 RESHANAU LAKEOHWL 883.5100-yr 886.0 RICE LAKEOHWL 883.1100-yr 886.0 CENTERVILLE LAKEOHWL 885.0100-yr 886.3 MARSHAN LAKEOHWL 883.3100-yr 886.1 GEORGE WATCH LAKE 100-yr 886.1 PELTIER LAKEOHWL 884.7100-yr 887.0 RONDEAU LAKE 100-yr 888.1 CEDAR LAKEOHWL 892.9 WILKINSONLAKEOHWL 895.2 Zoning District Map Lino LakesCommunity Development600 Town Center ParkwayLino Lakes, Minnesota 55014 Phone (651) 982-2400 City of Shoreview City of North Oaks White Bear Township City of Columbus City of BlaineCity of Hugo: Legend Parcels Streams Zoning Change Yes, FUD Yes, R Yes, R-X Yes, R-1 Yes, R-1X Yes, R-3 Yes, R-4 Yes, GB Yes, LI Yes, PSP Yes, PUD Maps are for illustrative purposes only.Recent changes may not be included.Land Use and Zoning Informationshould be verified with City Staff. 0 2,000 4,0001,000 DRAWING SCALE IN FEETCity of Circle PinesAugust 4, 2022 DRAFT 1 PLANNING & ZONING BOARD AGENDA ITEM 7C STAFF ORIGINATOR: Michael Grochala, Community Development Director P & Z MEETING DATE: August 10, 2022 REQUEST: Discussion, Robinson Sod Farms Environmental Assessment Worksheet CASE NUMBER: N/A APPLICANTS: Integrate Properties, LLC OWNERS: Robinson Landscaping, Inc. REVIEW SCHEDULE: N/A BACKGROUND Integrate Properties, LLC (Developer) is proposing a residential development project on approximately 158 acres abutting Main Street (CSAH 14) and Sunset Avenue (CR 53) in the northwest quadrant of the City. The property is guided for low, medium and high density residential uses in the City’s 2040 Comprehensive Plan. The Planning and Zoning Board reviewed a development concept plan for the property in January of this year. Due to the proposed number of residential units, preparation of an Environmental Assessment Worksheet (EAW) is required by Minnesota Rules. The process operates according to rules adopted by the state’s Environmental Quality Board (EQB). The EAW document is designed to provide a brief analysis and overview of the potential environmental impacts for a specific project and to help the City, referred to as the Responsible Government Unit (RGU), determine whether an Environmental Impact Statement (EIS) is necessary. The questions contained within the document are established by the EQB. The EAW is not meant to approve or disapprove a project, but is simply a source of information to guide other approvals and permitting decisions. In fact it is one of the advantages to larger scale development projects. Preparation of the EAW will help inform the design of the project before the submittal of a formal development application. The information provided in the EAW was prepared by the development team and reviewed by City Staff and the City’s Engineer WSB and Associates and determined to be complete. The next step in the process is for the City Council to authorize distribution of the document for public comment. The Environmental Board reviewed the draft EAW on July 27, 2022 and 2 recommended that the City Council authorize distribution. City Council will take action to authorize distribution on August 8, 2022. A notice of the documents availability will be published in the Environmental Quality Board (EQB) Monitor and notification sent to specified public agencies. The document will be available on the City website for review. The public comment period lasts for 30 days. During that period all interested parties may submit written comments to the City. At the end of the 30 day period, the City reviews all of the public comments, as well as the content of the EAW to determine whether the project needs further changes or analysis. The City will prepare a written response to all substantive comments received during the public comment period. Once completed the City Council will determine if potential impacts of the project are significant enough to require the preparation of an Environmental Impact Statement. If not, the Council will adopt a finding of no significant impact and the environmental review process ends. The developer may then begin to prepare the design of the project and the land use application information. Again, the decision to distribute the EAW for public comment or any future decision regarding the need for an EIS is not an approval or disapproval of the project. RECOMMENDATION None. Information Only ATTACHMENTS 1. Robinson Farm EAW (abridged) 0 June 2022 ROBINSON SOD FARM ENVIRONMENTAL ASSESSMENT WORKSHEET (EAW) Responsible Government Unit (RGU) City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55014 linolakes.us Prepared by: CITY:LINO LAKES COUNTY:ANOKA ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE i Table of Contents TTable of Contents ......................................................................................................................... i Tables.......................................................................................................................................... ii Figures ........................................................................................................................................ ii Appendices ................................................................................................................................. ii 1. Project Title: Robinson Sod Farm ......................................................................................... 1 2. Proposer: Integrate Properties, LLC ...................................................................................... 1 3. RGU: City of Lino Lakes ........................................................................................................ 1 4. Reason for EAW Preparation: (Check One) ........................................................................... 2 5. Project Location ................................................................................................................... 2 6. Project Description .............................................................................................................. 2 7. Cover Types ......................................................................................................................... 5 8. Permits and Approvals Required .......................................................................................... 6 9. Land Use .............................................................................................................................. 7 10. Geology, Soils and Topography/Land Forms ......................................................................... 9 11. Water Resources ............................................................................................................... 10 12. Contamination/Hazardous Materials/Wastes ..................................................................... 17 13. Fish, Wildlife, Plant Communities, and Sensitive Ecological Resources (Rare Features) ....... 20 14. Historic Properties ............................................................................................................. 23 15. Visual ................................................................................................................................. 24 16. Air ..................................................................................................................................... 24 17. Noise ................................................................................................................................. 26 18. Transportation ................................................................................................................... 26 19. Cumulative Potential Effects .............................................................................................. 29 20. Other Potential Environmental Effects ............................................................................... 29 References ................................................................................................................................ 31 ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE ii Tables Table 1. Parcels within the Project Site for Residential Development ........................................... 3 Table 2a. Project Magnitude Data – PUD Concept Plan (557 Units) .............................................. 4 Table 2b. Project Magnitude Data – Yield Plan (707 Units) ............................................................ 4 Table 3. Land Cover of the Project Site Before and After (Yield Plan) the Proposed Development .... 5 Table 4. Required Permits and Approvals for the Proposed Project .............................................. 6 Table 5. Soil Classifications on the Project Site .............................................................................. 9 Table 6. Water Wells Located Within the Project Site ................................................................. 11 Table 7. What’s in My Neighborhood Sites within 0.5 Miles of the Project Site ......................... 18 Table 8. State Rare Wildlife and Plant Species Within 0.5 Miles of the Project Site .................... 21 Table 9. Federal Rare Wildlife and Plant Species Within the Project Site .................................... 22 Figures Figure 1: Site Location map Figure 2: PUD Concept Plan – 557 Units Figure 3. Yield Plan – 707 Units Figure 4: Pre-Development Land Cover Figure 5: Post-Development Land Cover Figure 6: 2040 Future Land Use Map Figure 7. 100 Year FEMA floodplain Figure 8: Anoka County Soil Survey Figure 9: Public Waters Inventory Figure 10: National Wetland Inventory Figure 11: Minnesota Well Index Figure 12: Contaminated Sites/Environmental Permits and Registrations Appendices Appendix A. Figures Appendix B. Minnesota Department of Health Well Index Log Appendix C. MN DNR Natural Heritage Information System (NHIS) Concurrence Letter Appendix D. USFWS IPaC Review Appendix E. Minnesota State Historic Preservation Office (SHPO) Database Review Appendix F. Traffic Study ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 1 EENVIRONMENTAL ASSESSMENT WORKSHEET This Environmental Assessment Worksheet (EAW) form and EAW Guidelines are available at the Environmental Quality Board’s website at: http://www.eqb.state.mn.us/EnvRevGuidanceDocuments.htm. The EAW form provides information about a project that may have the potential for significant environmental effects. The EAW Guidelines provide additional detail and resources for completing the EAW form. Cumulative potential effects can either be addressed under each applicable EAW Item, or can be addresses collectively under EAW Item 19. Note to reviewers: Comments must be submitted to the RGU during the 30-day comment period following notice of the EAW in the EQB Monitor. Comments should address the accuracy and completeness of information, potential impacts that warrant further investigation and the need for an EIS. 1. Project Title: Robinson Sod Farm 2. Proposer: Integrate Properties, LLC Contact PPerson: Ian Peterson Title: President Address: 6980 Sand Ridge Road City, State, ZIP: Eden Prairie, MN 55346 Phone: 612.328.5252 Fax: N/A Email: ian@integrateproperties.com 3. RGU: City of Lino Lakes Contact PPerson: Katie Larsen Title: City Planner Address: 600 Town Center Parkway City, State, ZIP: Lino Lakes, MN 55014-1182 Phone: 651-982-2426 Fax: 651-982-2499 Email: klarsen@linolakes.us ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 2 4. Reason for EAW Preparation: (Check One) RRequired DDiscretionary տտEEIS Scoping տCitizen petition ցցMMandatory EAW տRGU discretion տProposer initiated If EAW or EIS is mandatory give EQB rule category subpart number(s) and name(s): 4410.4300 Subp 19. Residential Development 5. Project Location CCounty: Anoka CCity/Township: Lino Lakes PPLS Location (¼, ¼, Section, TTownship, Range): NE ¼ and NW ¼ of the NW ¼ of Section 7, Township 31, Range 22; NW ¼ and SW ¼ of the NE ¼ of Section 7, Township 31, Range 22 WWatershed (81 major wwatershed sscale): Mississippi River – Twin Cities GGPS Coordinates: Approximately 45϶ 11’ 39.82”N, 93϶ 07’ 57.33”W PProperty ID:: 07-31-22-22-0001, 07-31-22-21-0001, 07-31-22-12-0001, 07-31-22-13-0001, 07-31-22-22-0002 6. Project Description a. Provide the brief project summary to be published in the EQB Monitor, (approximately 50 words). The Robinson project is a proposed low, medium, and high density residential development on an existing 158-acre agricultural area in the City of Lino Lakes, Anoka County, Minnesota. Two site plan alternatives have been developed for the project: x PUD Concept Plan – The PUD concept plan is expected to consist of 557 dwelling units of the following types: o 242 single family detached homes o 315 townhomes x Yield Plan – The yield plan, considered close to the maximum density allowed under future year 2040 land use plans, is expected to consist of 707 dwelling units of the following types: o 263 single family detached homes o 164 townhomes o 280 multi-family units See Appendix A, Figures 2 and 3 for the PUD concept plan and yield plan. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 3 TThe project is located to the southeast of Sunset Avenue and 125th Ave NE (Main Street, CSAH 14). The project will include new roads, stormwater features, and the installation of municipal sewer and water systems (Appendix A, Figure 1). b. Give a complete description of the proposed project and related new construction, including infrastructure needs. If the project is an expansion include a description of the existing facility. Emphasize: 1) construction, operation methods and features that will cause physical manipulation of the environment or will produce wastes, 2) modifications to existing equipment or industrial processes, 3) significant demolition, removal or remodeling of existing structures, and 4) timing and duration of construction activities. The proposed project includes the construction of a new single-family and multi-family residential housing development. This includes a range in units from the PUD concept plan of 557 units to the Yield plan of 707 units which are made up of single-family lots (55’, 65’, and 75’ wide), row townhomes, rowhomes, and structured multi-family housing that will be associated with public access roads and private driveways. The proposed unit count on the site falls within the density range for the property provided in the City of Lino Lakes 2040 Comprehensive Plan. The project site is comprised of five parcels which are summarized below (Table 1). Table 1. Parcels within the Project Site for Residential Development Parcel ID Parcel Size (Acres) Current Use Project Details 07--31--22--22--0001 37.51 Agriculture No existing infrastructure 07--31--22--21--0001 39.84 Agriculture No existing infrastructure 07--31--22--12--0001 39.79 Agriculture Existing farmstead to be removed 07--31--22--13--0001 39.91 Agriculture No existing infrastructure 07--31--22--22--0002 1.44 Residential Existing residence to remain Roadway access into the development will occur through Main Street and Sunset Ave as dictated by Anoka County. Other roadway access points have been provided to the property through the Century Farm development to the south at Cardinal Way, Robinson Drive, Century Trail, and Carl Street. 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 to encourage recreational use. The development will create substantial stormwater basin areas that will be an amenity to the various housing types proposed within the project. The main Anoka County ditch system (ACD-10-22- 23 Main Trunk and Br2) will be preserved and protected while the newly created stormwater basins will provide for stormwater management goals and infrastructure improvements. The entire site will be mass graded in one phase to allow for the creation of the stormwater basins. Development of the neighborhood clusters with utilities and streets will be completed in multiple phases based on market demand. The developer will be responsible for site grading, utilities, sanitary sewer, water supply, roadway infrastructure, stormwater, and erosion control. Management of the site will fall to the individual owners and homeowner’s association once construction is completed on site. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 4 MMass 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 depending on market conditions. c. Project magnitude: Table 2a. Project Magnitude Data – PUD Concept Plan (557 Units) Total Project Acreage 1558 acres Linear project length 16,000 linear feet public roadway 6,800 linear feet private roadway Number and type of residential units:: PPUD Concept Plan 45 75-feet wide Single Family Lots 117 65-feet wide Single Family Lots 80 55-feet wide Single Family Lots 191 Row Townhomes 124 Back-to-back & Row Townhomes 557 total residential units Commercial building area (in square feet) N/A Industrial building area (in square feet) N/A Institutional building area (in square feet) N/A Other uses –– sspecify (in square feet) Stormwater ponds: 840,708 Lake: 270,072 Structure height(s) Back-to-back townhomes will be three stories tall (2 stories above a garage). Row townhomes will be two or three stories tall. Structured multi family housing will be two stories tall. Single Family Homes will be one or two stories tall. Table 3b. Project Magnitude Data – Yield Plan (707 Units) Total Project AAcreage 1558 acres Linear project length 13,600 linear feet public roadway 14,700 linear feet private roadway Number and type of residential units:: YYield Plan 148 80-feet wide Single Family Lots 386 Row Townhomes 172 Back-to-back & Row Townhomes 1 Existing Home on New Lot 707 total residential units Commercial building area (in square feet) N/A Industrial building area (in square feet) N/A Institutional building area (in square feet) N/A Other uses –– sspecify (in square feet) Stormwater ponds: 932,184 Structure height(s) Back-to-back townhomes will be three stories tall (2 stories above a garage). Row townhomes will be two or three stories tall. Structured multi family housing will be two stories tall. Single Family Homes will be one or two stories tall. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 5 d. Explain the project purpose; if the project will be carried out by a governmental unit, explain the need for the project and identify its beneficiaries. TThe purpose of the proposed project is to develop a residential neighborhood in the City of Lino Lakes. Based on the City of Lino Lakes’ 2040 Comprehensive Plan, the City has designated this area of the community for future residential growth to meet the projected housing demands of current and future residents. It is the intent of the developer to create a low density, medium, and high residential neighborhood that contributes to the city’s housing goals and objectives. e. Are future stages of this development including development on any other property planned or likely to happen? տ Yes ց No If yes, briefly describe future stages, relationship to present project, timeline and plans for environmental review. There are no future stages of this development that are planned or likely to occur. f. Is this project a subsequent stage of an earlier project? տ Yes ց No If yes, briefly describe the past development, timeline and any past environmental review. The project is not a subsequent stage of an earlier project. 7. Cover Types Estimate the acreage of the site with each of the following cover types before and after development: Table 4. Land Cover of the Project Site Before and After (Yield Plan) the Proposed Development Land Cover Type Before (acres) After (acres) – Yield Plan Cropland 130 0 Residential 0 74 Grassland 1 0 Stormwater basin 0 21 Wooded/forested 0 0 Wetlands11 16 8 Lawn//Landscaping2 2 34 Facility Operation 3 0 Road Right--of--Way 6 20 Public Trail 0 1 TOTAL 1588 158 1 Wetlands are calculated from the National Wetland Inventory (NWI).. A wetland delineation has not been conducted on site yet. The mapped NWI features overlap with the private and public drainage features present on site. 2 The lawn/landscaping acreage after development does not reflect the lawn associated with each residential home. This is included in the residential cover type See Appendix A, Figures 4 and 5 for a graphic representation of this data. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 6 8. Permits and Approvals Required List all known local, state and federal permits, approvals, certifications and financial assistance for the project. Include modifications of any existing permits, governmental review of plans and all direct and indirect forms of public financial assistance including bond guarantees, Tax Increment Financing and infrastructure. All of these final decisions are prohibited until all appropriate environmental review has been completed. See Minnesota Rules, Chapter 4410.3100. The permits listed below in Table 4 are the permits required for the proposed project. Table 5. Required Permits and Approvals for the Proposed Project Unit of Government Types of Application Status Federal U.S. Army Corps of Engineers (USACE) Clean Water Act Section 404 Permit To be submitted State Minnesota Department of Health ((MDH) Watermain Extension Permit To be submitted Minnesota Department of Natural Resources (MN DNR) Water Appropriation Permit (Construction Dewatering) To be submitted Conditional Letter of Map Revision (CLOMR) To be submitted, if necessary Minnesota Pollution Control Agency (MPCA) National Pollution Discharge Elimination System (NPDES)/State Disposal System (SDS) General Permit To be submitted Sanitary Sewer Extension Approval To be submitted Section 401 Water Quality Certification or Waiver To be submitted 10-day Demolition Notification If needed Local Rice Creek Watershed District Wetland Conservation Act Delineation Boundary Concurrence To be submitted Wetland Impact and Replacement Plan To be submitted Stormwater Management Plan To be submitted Erosion and Sediment Control Plan To be submitted Floodplain Alteration Permit To be submitted Public Drainage System Permit To be submitted Anoka County Access Permit(s) To be submitted Right-of-Way Permit To be submitted City of Lino Lakes Rezoning and Preliminary Plat To be submitted Final Plat Approval To be submitted Municipal Water Connection Permit To be submitted Sanitary Sewer Connection Permit To be submitted Grading Permit To be submitted Building Permit To be submitted ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 7 9. Land Use a. Describe: i. Existing land use of the site as well as areas adjacent to and near the site, including parks, trails, prime or unique farmlands. TThe existing land use on site is sod farm agriculture. Anoka County Ditch 10-22-32’s main trunk and branch 2 run through the site. The site is surrounded by agriculture, rural residential, single- family residential, multi-family residential, and undeveloped land. The closest parks to the project include: x Parks less than 1 mile from the project site include: o Century Farm North Park (undeveloped): 500 feet to the south o Behm’s Park: 2000 feet to the south o Highland Meadows Park: 0.5 mile to the east x Parks within approximately 1 mile of the project include: o Blaine’s Lochness Park: southwest o Blaine Wetland Sanctuary: southwest o Lino Park: east o Rice Creek Chain of Lakes Regional Park Reserve: southeast o Blaine Lexington Athletic Complex: southwest There is a city trail that stubs into the south end of the property. The majority of the site is not considered prime farmland or soils of statewide importance based on the USDA NRCS Web Soil Survey. Further discussion about soils within the project site is provided in Item 10. ii. Plans. Describe planned land use as identified in comprehensive plan (if available) and any other applicable plan for land use, water, or resources management by a local, regional, state, or federal agency. The site is split up into four planned land uses based on the City of Lino Lake’s 2040 Comprehensive Plan. The planned land use for the west and south ends of the site is Low Density Residential (1.6 – 3.0 units per acre). The planned land use for the central and northern end of the project is a mix of Medium Density Residential (4.0 – 6.0 units per acre), High Density Residential (6.0 – 8.0 units per acre), and Planned Residential / Commercial (8.0 – 10.0 units per acre) with opportunities for neighborhood scale retail, service, and office uses (Appendix A, Figure 6; City of Lino Lakes, 2020). The site is required to meet the requirements of the surface water management plans of the City of Lino Lakes, Rice Creek Watershed District, and the MPCA NPDES General Permit. Stormwater basins are incorporated throughout the development. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 8 iii. Zoning, including special districts or overlays such as shoreland, floodplain, wild and scenic rivers, critical area, agricultural preserves, etc. AAccording to the 2021 City of Lino Lakes Zoning Map, the property is currently shown as R - Rural. The proposed project site will establish a PUD zoning for the development site, compatible and consistent with the City’s goals and objectives for the property. The site falls within the 100 year FEMA floodplain area and Rice Creek Watershed District floodplain area (Appendix A, Figure 7). b. Discuss the project’s compatibility with nearby land uses, zoning, and plans listed in Item 9a above, concentrating on implications for environmental effects. The project’s proposed land use as mostly low density residential with some medium and high density residential is compatible with adjacent land uses, zoning, and plans. The proposed land use to the north, east, and south include similar land uses, according to the City of Lino Lakes 2040 Comprehensive Plan. The proposed development will incorporate mitigation measures to minimize environmental effects as discussed in the following sections of this EAW. c. Identify measures incorporated into the proposed project to mitigate any potential incompatibility as discussed in Item 9b above. The majority of the site falls within floodplain Zone A and will require a floodplain alteration permit from Rice Creek Watershed District. It may be necessary to get a Conditional Letter of Map Revision (CLOMR) from the DNR for the floodplain alteration. The main trunk and branch 2 of Anoka County Ditch 10-22-32 will be preserved and protected along with the private ditches on site. The proposed development plans to follow the PUD Concept Plan and will follow all necessary City requirements for this type of development. The project proposes to incorporate road connections to existing roadways and a future road stub to the east. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 9 10.Geology, Soils and Topography/Land Forms a. Geology - Describe the geology underlying the project area and identify and map any susceptible geologic features such as sinkholes, shallow limestone formations, unconfined/shallow aquifers, or karst conditions. Discuss any limitations of these features for the project and any effects the project could have on these features. Identify any project designs or mitigation measures to address effects to geologic features. TThe bedrock geology of the site primarily consists of Jordan Sandstone and the St. Lawrence Formation. Depth to bedrock is between 150’ and 200’ for the majority of the site, with an area between 100’-150’ in the northeast part of the site and an area between 200’ and 250’ on the south edge of the site (Mossler, 2013). The surficial geology of the site consists of muck/peat in the west and sand facies in the east (Meyer, 2013). There are no known geologic hazards, karst, sinkholes, or other conditions that would require mitigation measures on the property (Berg, 2016). b. Soils and topography - Describe the soils on the site, giving NRCS (SCS) classifications and descriptions, including limitations of soils. Describe topography, any special site conditions relating to erosion potential, soil stability or other soils limitations, such as steep slopes, highly permeable soils. Provide estimated volume and acreage of soil excavation and/or grading. Discuss impacts from project activities (distinguish between construction and operational activities) related to soils and topography. Identify measures during and after project construction to address soil limitations including stabilization, soil corrections or other measures. Erosion/sedimentation control related to stormwater runoff should be addressed in response to Item 11.b.ii. The USDA NRCS Web Soil Survey indicates that the project site includes 5 soil mapping units that consist mostly of muck and peat that are hydric soils (Appendix A, Figure 8; Table 5.). The soils are very limited for dwellings without basements, single family dwelling units, and local roads that include factors such as ponding, frost action, and subsidence. The Web Soil Survey indicates that organic soils are not as susceptible to rill and sheet erosion as mineral soils. The sandy soils of the area have a relatively low erodibility with K-factors ranging from 0.1 to 0.24. The grading operations during construction is expected to impact approximately 155 acres and require large volumes of soil corrections. Grading will include approximately 600,000 cubic yards of soil. The grading will involve the movement of soil to construct new roads, building residential pads, and stormwater features. Table 6. Soil Classifications on the Project Site Symbol Soil Name % of Project Site % Hydric Hydric Category Farmland Category Rf Rifle mucky peat 48.3% 100 Hydric Not prime farmland Ma Markey muck, occasionally ponded, 0 to 1 percent slopes 32.3% 100 Hydric Not prime farmland Iw Isanti fine sandy loam 12.9% 93 Hydric Not prime farmland ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 10 SSymbol SSoil Name % of Project Site % Hydric Hydric Category Farmland Category LnA Lino loamy find sand, 0 to 4 percent slopes 5.7% 5 Non-hydric Farmland of statewide importance ZmB Zimmerman find sand, 1 to 6 percent slopes 0.8% 2 Non-hydric Not prime farmland A review of the 2-foot contours of site shows that it is relatively flat, ranging from 896 to 900 feet above sea level. A network of drainage ditches cross through the site at elevations of 892 to 894 feet above sea level. The development of the area will disturb more than one acre of land. Therefore the project will require a National Pollutant Discharge Elimination System/State Disposal System (NPDES/SDS) General Permit administered by the Minnesota Pollution Control Agency (MPCA) prior to initiation of earthwork. In compliance with the General NPDES Permit for construction activities, the project proponent and construction contractor will implement Best Management Practices (BMPs) to reduce erosion and sedimentation and stabilize exposed soils after construction. Erosion and sediment control BMPs related to stormwater runoff are discussed in greater detail within Item 11.b.ii. NOTE: For silica sand projects, the EAW must include a hydrogeologic investigation assessing the potential groundwater and surface water effects and geologic conditions that could create an increased risk of potentially significant effects on groundwater and surface water. Descriptions of water resources and potential effects from the project in EAW Item 11 must be consistent with the geology, soils and topography/land forms and potential effects described in EAW Item 10. 11.Water Resources a. Describe surface water and groundwater features on or near the site in a.i. and a.ii. below. i. Surface water - lakes, streams, wetlands, intermittent channels, and county/judicial ditches. Include any special designations such as public waters, trout stream/lake, wildlife lakes, migratory waterfowl feeding/resting lake, and outstanding resource value water. Include water quality impairments or special designations listed on the current MPCA 303d Impaired Waters List that are within 1 mile of the project. Include DNR Public Waters Inventory number(s), if any. According to the Minnesota Department of Natural Resources (MN DNR) Public Waters Inventory, there are no public water wetlands, basins or waterways present on the project site and within 1 mile of the site (Appendix A, Figure 9). The NWI map identified five wetland types within the project site including 1 riverine (R2UBFx), that corresponds to the public and private ditches on site, and four seasonally flooded/saturated emergent wetlands (3 PEM1d and 1 PEM1Af). Rice Creek Watershed Map Viewer identifies one Anoka County ditch, ACD-10-22-32 Main Trunk and Branch 2 (Appendix A, Figure 10). An on-site field wetland delineation is expected to be conducted in summer 2022. After regulator review of the wetland delineation, a Notice of Decision (NOD) will be issued. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 11 TThe National Hydrography Map (NHD) identifies ditches throughout the property that correspond with the NWI riverine features identified on site and the Anoka County ditch. The Minnesota Pollution Control Agency (MPCA) Impaired Waters Map does not identify any impaired waterways or basins within the project site and within 1 mile of the project site. ii. Groundwater – aquifers, springs, seeps. Include: 1) depth to groundwater; 2) if project is within a MDH wellhead protection area; 3) identification of any onsite and/or nearby wells, including unique numbers and well logs if available. If there are no wells known on site or nearby, explain the methodology used to determine this. Groundwater levels vary across the site. In the soil boring testing locations, groundwater ranged from approximately 5 to 10 feet below the soil surface. However, it should be noted that the observation periods for the borings were relatively short, and project planning can expect groundwater levels to fluctuate based on seasonal and annual factors such as flooding, irrigation, precipitation, freeze/thaw, and surface drainage modifications. Based on the MN DNR Minnesota Spring Inventory, there are no springs or seeps located within the project site. The project site is not located within a MDH wellhead protection area. The project site is within 0.5 mile of the Minnesota correctional facility – Lino Lakes drinking water supply management area (DWSMA) and within approximately 1.5 mile of the City of Blaine’s (East) DWSMA. There are two wells located on site. Their unique well numbers are 231862 and 444819 (Appendix A, Figure 11; Appendix B). See Table 6 below for more information on the wells. On site wells will be sealed in accordance with MDH requirements. Table 7. Water Wells Located Within the Project Site Well No. Surface Elevation (ft)) Use Depth (ft) Cased Depth (ft) Depth to Static Water Level (ft) Aquifer Within Project Site? 2331862 900 N/A 720 196 N/A Multiple Yes 444819 899 Domestic 200 185 45 Jordan Yes * Data was taken from the MDH’s Well Index (https://mnwellindex.web.health.state.mn.us/) b. Describe effects from project activities on water resources and measures to minimize or mitigate the effects in Item b.i. through Item b.iv. below. i. Wastewater - For each of the following, describe the sources, quantities and composition of all sanitary, municipal/domestic and industrial wastewater produced or treated at the site. 1) If the wastewater discharge is to a publicly owned treatment facility, identify any pretreatment measures and the ability of the facility to handle the added water and waste loadings, including any effects on, or required expansion of, municipal wastewater infrastructure. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 12 TThe project is expected to produce domestic wastewater that is typical of a residential development. In the City of Lino Lake’s Comprehensive Plan, the City forecasts the future trunk sewers and lift station’s necessary to accommodate the future growth within the City. These forecasts are broken out by sewer planning district and this project site is located within Sewer District 2. The project will connect to an existing sanitary sewer line located on Robinson Drive and extend an existing 15” sanitary sewer north through the site and an existing 10” sanitary sewer east through the site. There will be several 8” internal sanitary sewers extending throughout the project site that connect and flow to the main trunk sewer. City Lift Station No. 10 is located downstream of the proposed development. It has a firm capacity of 400 gallons per minute (gpm) and an existing residual capacity of 317 gpm. This lift station is projected to require upsizing prior to full development of the project site. Wastewater will flow through City gravity pipes, lift stations, and force main pipes that will eventually flow to the Metropolitan Council Environmental Services (MCES) Interceptor 8361, located on North Road on the Lino Lakes/Circle Pines boundary. The MCES pipe system and treatment facility was designed with capacity for residential development in this area. The MCES Interceptor 8361 eventually flows to the Metropolitan Wastewater Treatment Plant (MWWTP) in St. Paul. This wastewater plant is located approximately three miles south of downtown St. Paul near Pig’s Eye Lake on the Mississippi River. The MWWTP has a capacity to treat 314 million gallons of wastewater per day (MGD) and receives 159 MGD as of February 2022. Metropolitan Council’s 2040 Water Resources Policy Plan includes a specific plan to serve the region’s projected growth through and beyond 2040. In the MPCA’s future wastewater infrastructure needs report from 2020, it identified that the average residential wastewater production is 167 gallons per day (MPCA, 2020). Therefore, it is possible that the development could generate approximately 93,019 gallons of wastewater per day for the PUD concept plan and 118,069 gallons of wastewater per day for the yield plan. Additional wastewater coming from the proposed project has been planned for and is not expected to require the expansion of wastewater treatment infrastructure and will not raise any wastewater treatment capacity concerns. 2) If the wastewater discharge is to a subsurface sewage treatment systems (SSTS), describe the system used, the design flow, and suitability of site conditions for such a system. N/A 3) If the wastewater discharge is to surface water, identify the wastewater treatment methods and identify discharge points and proposed effluent limitations to mitigate impacts. Discuss any effects to surface or groundwater from wastewater discharges. N/A ii. Stormwater – Describe the quantity and quality of stormwater runoff at the site prior to and post construction. Include the routes and receiving water bodies for runoff from the site (major downstream water bodies as well as the immediate receiving waters). Discuss any environmental effects from stormwater discharges. Describe stormwater pollution prevention plans including temporary and permanent runoff controls and potential BMP site locations to manage or treat ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 13 stormwater runoff. Identify specific erosion control, sedimentation control or stabilization measures to address soil limitations during and after project construction. PPre-Construction Site Runoff The existing runoff from the project site likely contains sediments, pesticides, fertilizers, and other nutrients from the existing agriculture land. The site drains to the system of public and private ditches that exist across the property. Post-Construction Site Runoff The land use on the project site will change from agricultural to residential use. The estimated impervious surface for the PUD concept plan is 50 acres and the estimated impervious surface for the yield plan is 62 acres. All impervious surfaces will be mitigated through required stormwater treatment. During construction, there will likely be an increase in runoff from suspended solids, heavy metals, and oil/grease. After construction, the runoff from the residential site will be typical of suburban development with the increase in impervious surfaces and maintained lawn/landscape areas. It is anticipated that the proposed constructed stormwater management system will aide in limiting the increase in runoff volume and associated pollutant transport. The stormwater basins proposed on site will be constructed at logical discharge points of the site to provide temporary treatment, prior to construction stormwater leaving the site. Infiltration is not feasible on the site due to the site’s high water table; therefore, other stormwater ponding methods will be used to meet the stormwater requirements of the site. Large stormwater basin features will be provided for floodplain mitigation. Stormwater runoff quality and quantity will be designed to meet the requirements of the City of Lino Lakes, Rice Creek Watershed District, and MPCA National Pollutant Discharge and State Disposal System (NPDES/SDS). Stormwater and Erosion Control BMPs Prior to construction, the project proponent will be required to submit an application to the MPCA for coverage under the NPDES/SDS General Permit since the project will involve the disturbance of more than one acre of land. In addition, the City of Lino Lakes and Rice Creek Watershed District will review and accept these plans prior to the start of construction. Best management practices (BMPs) will be installed prior to and maintained throughout construction to reduce erosion and sediment loading into stormwater runoff. This will ensure that potential adverse effects from construction-related sediment and erosion will be reduced in the surrounding area. To confirm that the BMPs are effectively reducing erosion and sediment loading, the BMPs will be inspected once a week or within 24 hours after each rainfall event that exceeds 0.5 inches. Some of the main BMPs that will be implemented on the construction site include: x Installation of silt fence and other perimeter controls prior to initiation of earthwork and maintenance of these controls until ground cover has been established on exposed areas. x Construction of temporary sediment basins in areas proposed for stormwater ponds. The development of these basins for permanent use will follow construction. x Periodic street cleaning and installation of a rock construction entrance to reduce tracking of dirt onto public streets. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 14 x SStabilization of exposed soils within the time limits specified in the General NPDES permit x Inlet protection around any stormwater inlets on site x Energy dissipation, such as riprap, installed at storm sewer outfalls x Use of cover crops, native seed mixes, sod, and landscaping to stabilize exposed surface soils after final grading. A complete list of BMPs will be described in the Storm Water Pollution Prevention Plan (SWPPP) prepared for this project. iii. Water appropriation – Describe if the project proposes to appropriate surface or groundwater (including dewatering). Describe the source, quantity, duration, use and purpose of the water use and if a DNR water appropriation permit is required. Describe any well abandonment. If connecting to an existing municipal water supply, identify the wells to be used as a water source and any effects on, or required expansion of, municipal water infrastructure. Discuss environmental effects from water appropriation, including an assessment of the water resources available for appropriation. Identify any measures to avoid, minimize, or mitigate environmental effects from the water appropriation. Water Appropriation The City of Lino Lakes anticipates that the municipal water supply system will be able to meet the projected demand without expanding its current MN DNR water appropriation permit (#1985- 6168). Temporary groundwater appropriation may be necessary during construction for mass grading and to install utilities. Temporary construction dewatering greater than 10,000 gallons per day or 1 million gallons per year and less than 50 million gallons per year will require authorization under DNR General Permit 1997-0005. Well Abandonment As mentioned in Section 11.a.ii., the Minnesota County Well Index indicated that there are two wells located on the northern parcel near the two existing residence. Both wells will be sealed and removed using the MDH regulations prior to development in the area in order to mitigate for potential groundwater contamination. Connection to Existing Municipal Water Supply The City of Lino Lakes has constructed a 12” trunk watermain that is located at the southwest corner of the development in Robinson Drive. The trunk watermain extension included in this project will provide domestic water service for the proposed development and future developments in the area. Water for the project will be supplied by the City of Lino Lake’s public water supply system which consists of six active MN DNR permitted groundwater production wells, three elevated storage tanks, a booster station, and a system of trunk and lateral watermains ranging in diameter from 6 to 16 inches. The city does not treat its water at a central treatment facility and instead provides chemical addition at each well to disinfect, prevent tooth decay, and control iron and manganese precipitation. The water in the six wells is pumped from the Jordan Sandstone Aquifer and meets all health requirements. No surface water supply is currently available (City of Lino Lakes, 2020). ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 15 LLino Lakes residential water demand from 2016 to 2020 was 65 gallons per person per day of water. Based on a three person household, it is estimated that the PUD Concept Plan will use approximately 108,615 gallons per day of water and the Yield Plan will use approximately 137,865 gallons per day of water. Measures to avoid, minimize, or mitigate environmental effects of groundwater consumption include many approaches that will result in a reduction of overall water demand. These include utilization of smart irrigation technology, water conservation, water use efficiency improvements, limitations on irrigation, stormwater reuse for irrigation, low water use landscaping, and use of low flow fixtures. iv. Surface Waters 1) Wetlands - Describe any anticipated physical effects or alterations to wetland features such as draining, filling, permanent inundation, dredging and vegetative removal. Discuss direct and indirect environmental effects from physical modification of wetlands, including the anticipated effects that any proposed wetland alterations may have to the host watershed. Identify measures to avoid (e.g., available alternatives that were considered), minimize, or mitigate environmental effects to wetlands. Discuss whether any required compensatory wetland mitigation for unavoidable wetland impacts will occur in the same minor or major watershed, and identify those probable locations. An on-site field wetland delineation has not been completed at this time, but will occur during the summer of 2022. Any wetlands identified within the project site are regulated at the state level by the Wetland Conservation Act (WCA) which is administered by the Minnesota Board of Water and Soil Resources (BWSR). Rice Creek Watershed District is the WCA Local Government Unit (LGU) where the project site is located. At the federal level, wetlands are regulated under Section 401/404 of the Federal Clean Water Act (CWA) that is administered by the MPCA (Section 401 Certification) and the U.S. Army Corps of Engineers (Section 404 Permit). There are no MN DNR public waters, public water wetlands, or public watercourses within the project. Thus, an MN DNR public waters permit will not be necessary for this project site. Potential Impacts to Wetlands on Site Based on the potential PUD and yield concept plans, it is possible that permanent wetland fill could occur on site. The permanent wetland fill could potentially be eight acres in size; however, this estimate is only based on desktop mapping from the Minnesota National Wetland Inventory and is subject to change based on the wetland delineation that is still in progress and needs to be approved. Based on the results of the field wetland delineation, the concept plan may need to be altered to avoid and minimize wetland impact where feasible. An Approved Jurisdictional Determination (AJD) will likely be obtained, if necessary, from the Army Corps of Engineers once the delineation is finalized and impacts are known on site. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 16 Components of Wetland Replacement Plan The project proponent will be required to submit a wetland replacement plan for approval under WCA and potentially under the CWA if there are impacts to jurisdictional features on site. In the replacement plan, the project proponent will need to demonstrate compliance with the WCA sequencing process by evaluating site design alternatives and avoiding and minimizing impacts on wetlands. In addition, the project proponent will also be required to implement BMPs or other management practices that help reduce and eliminate wetland impacts over time. Wetland impacts will be avoided, minimized, and mitigated by: x Avoiding delineated jurisdictional water resources where feasible x Aligning roadways to avoid wetlands wherever practicable x Setting the residential units back from the wetlands and water resources where practicable x Implementing sedimentation and water quality protection BMPs to reduce and eliminate secondary wetland impacts over time x Treating stormwater from impervious surfaces to remove sediment and nutrients prior to discharging into wetlands x Defining upland buffers adjacent to wetlands, seeding disturbed buffers with native vegetation, and making wetland buffers with monuments to protect wetlands in compliance with the City of Lino Lake’s Ordinance. x Provide compensatory wetland mitigation to offset unavoidable wetland impacts and replace wetland function. Compensatory Wetland Mitigation Compensatory wetland mitigation for unavoidable wetland impacts will occur by purchasing available wetland credits from approved wetland banks. The Rice Creek Watershed District mitigation requirements, outlined in Rule F: Wetland Alteration, will be followed to determine the appropriate wetland replacement ratio for the site and to identify the appropriate wetland bank to purchase wetland credits from. The wetland bank identified will be dependent on available credit balances when the wetland replacement plan is finalized. Wetland Buffers Wetlands that will be preserved on site will need to comply with Rice Creek Watershed District’s wetland buffer requirements as outlined in Rule F: Wetland Alteration. Physical Effect 2) Other surface waters- Describe any anticipated physical effects or alterations to surface water features (lakes, streams, ponds, intermittent channels, county/judicial ditches) such as draining, filling, permanent inundation, dredging, diking, stream diversion, impoundment, aquatic plant removal and riparian alteration. Discuss direct and indirect environmental effects from physical modification of water features. Identify measures to avoid, minimize, or mitigate environmental effects to surface water features, including in-water Best ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 17 Management Practices that are proposed to avoid or minimize turbidity/sedimentation while physically altering the water features. Discuss how the project will change the number or type of watercraft on any water body, including current and projected watercraft usage. TThere is one public Anoka County ditches, ACD-10-22-32 Main Trunk and Branch 2, and private ditches on the project site. The field wetland delineation, that will be completed in the summer 2022, will identify these areas in the report. The project site is mapped within the 100 year FEMA floodplain area which corresponds with the Rice Creek Watershed floodplain area (Appendix A, Figure 7). See Item 8 for the list of approvals related to floodplain alteration. 12.Contamination/Hazardous Materials/Wastes a. Pre-project site conditions - Describe existing contamination or potential environmental hazards on or in close proximity to the project site such as soil or ground water contamination, abandoned dumps, closed landfills, existing or abandoned storage tanks, and hazardous liquid or gas pipelines. Discuss any potential environmental effects from pre-project site conditions that would be caused or exacerbated by project construction and operation. Identify measures to avoid, minimize or mitigate adverse effects from existing contamination or potential environmental hazards. Include development of a Contingency Plan or Response Action Plan. The MPCA’s “What’s in my Neighborhood” (WIMN) search indicated there is 1 brownfield determination on the project site and one petroleum tank release to the immediate north. Braun Intertec conducted the following investigations on the site: x Environmental Sampling Report, December 22, 2016 x Phase II Environmental Assessment, January 11, 2019 x Level 1 Assessment, March 12, 2020 x Environmental Excavation Report, March 12, 2020 x Phase 1 Environmental Site Assessment, March 8, 2022. The MPCA issued a no action letter on May 27, 2020. In the letter, they stated that the extent and magnitude of the release(s) have been defined, and the identified contamination does not pose a risk to human health or the environment at this time. They also stated that future development of the site should assume that petroleum contamination is present, and the MPCA should be notified if any is encountered during future work (MPCA Site ID BF0001475). The project proposer will develop a plan to remove petroleum contamination prior to the development of the site. The tank release to the immediate north (across CSAH 14) was closed by the MPCA. In their Petroleum Tank Release Site File Closure letter, dated September 19, 2008, they also state that future development in the area should assume that petroleum contamination may still be present (MPCA Site ID LEAK00016576). ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 18 AAn asbestos and regulated materials (ARM) assessment will be completed prior to the demolition of the farmstead and an a 10-day demolition notification will be made to the MPCA/MDH if asbestos containing material (ACM) is identified during the ARM assessment. If ACM and/or other regulated solid waste is identified during the ARM assessment requiring removal, generated solid waste will be disposed of at an MPCA permitted landfill. In addition to the brownfield and tank release identified, there are 10 sites within 0.5 miles of the proposed project site as shown in the MPCA's database (Appendix A, Figure 12; Table 7). Six are construction stormwater permits associated with residential development or drainage improvement, and four are associated with petroleum tanks, hazardous waste, and underground tanks. Information on the MPCA’s website indicates that these sites have been properly investigated and managed. Therefore, these sites are not expected to adversely affect the project site. The Minnesota Department of Agriculture’s (MDA) What’s in My Neighborhood database indicates that there are no sites within 0.5 miles of the project site. Table 8. What’s in My Neighborhood Sites within 0.5 Miles of the Project Site Site ID Type Name Status Within Project SSite 107252 Aboveground tanks, underground tanks, brownfields* Robinson Landscaping Active, Inactive* Yes 226150 Construction stormwater Century Farm North 7th Active No, within 0.5 miles 157490 Construction stormwater Morell Borrow Pit Active No, within 0.5 miles 212682 Construction stormwater Century Farm North 6th Addition Active No, within 0.5 miles 141380 Construction stormwater Anoka County Ditch 10-22-32 Maintenance 3 Inactive No, within 0.5 miles 191075 Petroleum remediation, leak site Caroll Busch Residence Inactive No, within 0.5 miles 107177 Underground tanks Goldade Richard J Inactive No, within 0.5 miles 21238 Hazardous waste generator, minimal quantity, petroleum remediation*, leak site* A & L Sod Inc Active, Inactive* No, within 0.5 miles 224787 Construction stormwater Level Street NE Improvement project Inactive No, within 0.5 miles 228696 Construction stormwater CSAH 14 from Lexington to Opal Street Active No, within 0.5 miles 139362 Hazardous waste Blaine House Demo Inactive No, within 0.5 miles Source: MPCA’s “What’s in My Neighborhood” Database https://pca-gis02.pca.state.mn.us/wimn2/index.html ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 19 a. Project related generation/storage of solid wastes - Describe solid wastes generated/stored during construction and/or operation of the project. Indicate method of disposal. Discuss potential environmental effects from solid waste handling, storage and disposal. Identify measures to avoid, minimize or mitigate adverse effects from the generation/storage of solid waste including source reduction and recycling. TThe proposed project is a residential subdivision. Waste material and debris associated with construction will be contained on site and disposed of in a manner consistent with the City of Lino Lakes Ordinances. Once constructed, the project should only generate municipal solid waste and household hazardous waste. The 2018 Anoka County Solid Waste Management Master Plan estimated each person generates 1.16 tons of municipal solid waste annually. The following analysis provides a calculation based on the range of units as established in the site plan: PUD Concept Plan (557 Units): Yield Plan (707 Units): Land Use Residential Units Rate (ttons/person/yr) Persons per household Total (ttons/yr) Low, Medium, High Density Residential 707 1.16 2.87 2,354 *Based on MMet Council and 2020 Census Residents will contract individually for solid waste management and recycling services through one of the city’s licensed haulers. Anoka County provides free recycling and disposal of hazardous wastes at the Household Hazardous Waste Facility located in the nearby city of Blaine. b. Project related use/storage of hazardous materials - Describe chemicals/hazardous materials used/stored during construction and/or operation of the project including method of storage. Indicate the number, location and size of any above or below ground tanks to store petroleum or other materials. Discuss potential environmental effects from accidental spill or release of hazardous materials. Identify measures to avoid, minimize or mitigate adverse effects from the use/storage of chemicals/hazardous materials including source reduction and recycling. Include development of a spill prevention plan. During construction, the project will follow the NPDES permit requirements and city ordinances to avoid and minimize effects from the use or storage of hazardous materials/chemicals. Refueling of construction equipment will be in contained areas with drip pans. The contractor will be required to clean up spills and report them immediately as required by Minnesota law/NPDES permit. The contractor will also contain any washout operations (including concrete, paint, etc.) The containment area will be posted with signs and inspected so that it does not generate any contaminated runoff. Land Use Residential Units Rate (tons/person/yr) Persons per household Total (tons/yr) Low, Medium, High Density Residential 557 1.16 2.87 1,854 ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 20 c. Project related generation/storage of hazardous wastes - Describe hazardous wastes generated/stored during construction and/or operation of the project. Indicate method of disposal. Discuss potential environmental effects from hazardous waste handling, storage, and disposal. Identify measures to avoid, minimize or mitigate adverse effects from the generation/storage of hazardous waste including source reduction and recycling. DDuring construction, the project will follow the NPDES permit requirements and city ordinances to avoid and minimize effects from the storage of hazardous waste. Generation of small quantities of household hazardous waste will occur when residents are living on the property. Anoka County provides free recycling and disposal of hazardous wastes at the Household Hazardous Waste Facility located in the nearby city of Blaine. 13.Fish, Wildlife, Plant Communities, and Sensitive Ecological Resources (Rare Features) a. Describe fish and wildlife resources as well as habitats and vegetation on or in near the site. The habitats and vegetation present on site primarily consist of agriculture. Parcel 1 of the project site also consists of landscaped lawn and mature deciduous trees around the existing residential property. Based on desktop analysis, there are private and public ditches that run throughout the property. Additionally, there are potentially farmed wetland features present on site. Therefore, there is potential habitat available for fish species on the project site. Due to the disturbed nature of the project site, common wildlife species adapted to agriculture and suburban environments, such as white-tailed deer, songbirds, and small mammals (squirrels, rabbits, raccoons), are likely to occur within the project site. b. Describe rare features such as state-listed (endangered, threatened or special concern) species, native plant communities, Minnesota County Biological Survey Sites of Biodiversity Significance, and other sensitive ecological resources on or within close proximity to the site. Provide the license agreement number (LA-____) and/or correspondence number (ERDB _____________) from which the data were obtained and attach the Natural Heritage letter from the DNR. Indicate if any additional habitat or species survey work has been conducted within the site and describe the results. State The MN DNR NHIS database was queried (License agreement # 181676) to determine whether known locations of rare plant, animal species, or other significant natural features are known to occur within an approximate one-mile radius of the project site. A MN DNR NHIS concurrence request letter was sent to the MN DNR to concur with the findings of the NHIS database query. The MN DNR issued their NHIS review letter in May 2022 and their findings are described in Appendix C. The NHIS review identified eight vegetation species and one reptile species occurring within one mile of the site. There are no state listed species within the project site. These species include: ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 21 Table 9. State Rare Wildlife and Plant Species Within 0.5 Miles of the Project Site Common Name Scientific Name MN Status1,2 Habitat2 Vegetation A bristle-berry Rubus fulleri T Shallow wetlands on sandplains Autumn fimbry Fimbristylis autumnalis SS Sedge meadows on Anoka Sandplain Black huckleberry Gaylussacia baccata T Well-drained and sandy soil or dry sandstone outcrops in fire-dependent forests Cross-leaved mulkwort Polygala cruciata E Sedge meadows on Anoka Sandplain Lance-leaf violet Viola lanceolata var. lanceolata T Low, moist meadows, moist swales in sand dunes and savannas, occasionally sandy lakeshores Swamp blackberry Rubus semisetosus T Moist sand along margins of groundwater-fed swales or marshes that are grass or sedge dominated habitats. In Anoka Sandplain Toothcup Rotala ramosior T Sandy margins of small ponds and lakes in the Anoka Sandplain Twisted yellow-eyed grass Xyris torta E Peatlands, floating mats, bogs, and fens Reptile Blanding’s turtle Emydoidea blandingii T Shallow, slow-moving waters with abundant vegetation, such as grassy marshes, mesic prairies, slow-moving rivers, and shallow lakes and ponds 1MN Status Abbreviations: E = endangered; T = threatened; SS = special concern 2MN Status and Habitat found here: https://www.dnr.state.mn.us/rsg/index.html Federal The U.S. Fish and Wildlife Service (USFWS) Information for Planning and Consultation (IPaC) online tool was used to obtain information on federally listed threatened and endangered species in the project site (USFWS, 2022a) (Appendix D). One federally listed species is expected to occur on or near the project site within the project site. This includes the threatened northern long-eared bat (Myotis septentrionalis). In addition, the monarch butterfly (Danaus plexippus), a candidate for the Endangered Species Act (ESA), is listed to occur on or near the project site. In addition, no critical habitats are listed to occur throughout the project site. Northern long-eared bat: The northern long-eared bat hibernates in caves and mines during the winter and spends the summer roosting in cavities and crevices of both live trees and snags (dead trees). At dusk, the bats usually fly through the understory of forested areas and feed on a variety of insect species (USFWS, 2022b). As of June 2021, MN DNR does not show documented maternity roost trees or hibernacula entrances of northern long-eared bats occurring within the project or within the immediate project vicinity. There is an identified hibernaculum near the Mississippi River in South St. Paul (MN DNR & USFWS, 2021). Monarch butterfly: The monarch butterfly prefers field and park habitat where milkweed and native plants are common. This is a common insect in Minnesota that is seen throughout the summer (MN DNR 2022). ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 22 IIn addition to IPaC, the USFWS Rusty Patched Bumble Bee Map indicates that the project site falls within the Low Potential Zone. The low potential zones are those where the bumble bee will not likely be present and the high potential zones are the areas the bumble bee will likely be present (USFWS, 2022c). The rusty patched bumble bee, a federally endangered bee, occupies grasslands and tallgrass prairie areas and feeds on a variety of flowering plants throughout the spring to fall until it goes into hibernation in the winter (USFWS, 2017). Table 10. Federal Rare Wildlife and Plant Species Within the Project Site Common Name Scientific Name Status Key Habitats Potential Suitable Habitat2 Federal11 State Mammals Northern long-- eared bat Myotis septentrionalis LT Special Concern Forests during spring and summer, caves and mines during winter P (roost trees) Insects Monarch butterfly Danaus plexippus C Watchlist Fields and parks where milkweed and native plants are common N Rusty ppatched bumble bee Bombus affinis E Special Concern Grasslands and tallgrass prairie, flowering plants N 1 Federal Status Codes: LT = Listed Threatened; C = Candidate f 2Habitat Codes: N = No, no records of species within study area and no suitable habitat is present c. Discuss how the identified fish, wildlife, plant communities, rare features and ecosystems may be affected by the project. Include a discussion on introduction and spread of invasive species from the project construction and operation. Separately discuss effects to known threatened and endangered species. The project is expected to convert approximately 140 acres of sod farm, including existing sod farm operation buildings, into a residential development. The residential development will include new public roads, homes, stormwater basins, and maintained lawns/landscaping. During construction of the site, mobile wildlife present on the project site will likely disperse to adjacent and/or similar habitats. However, less mobile species may likely experience more adverse effects from construction. Once construction is completed, the project will likely displace those wildlife species dependent on agricultural cropland for habitat. Additionally, the development is not expected to have substantial effect on rare state and federally listed species and sensitive natural environments. x Based on the habitat descriptions for the state listed rare plants and animals within 1 mile of the project site, it is unlikely that this site provides suitable habitat for these species to become established and exist on site. The site undergoes routine disturbance to vegetation and soil due to the sod farming practices, the hydrology is manipulated through private and public drainage systems, and any potential wetlands present on site have been farmed. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 23 x TThe project is not likely to adversely affect the northern long-eared bat (NLEB) because there are no known maternity roosts or hibernacula of this species on the project site and within the project vicinity (MN DNR & USFWS, 2021). There are less than 10 tree species on site and they are concentrated by the sod farm office space. Tree clearing is not expected to substantially impact NLEB’s roosting, breeding, and feeding given the limited amount of available existing trees on site. Construction will be mindful of the tree clearing exclusion dates and to the extent possible, clear trees between October and April. This will reduce the risk of impacting migratory songbirds and roosting bats, if they are potentially in the small cluster of trees present by the existing sod farm office space. x The project site is not known to contain highly suitable habitat for the monarch butterfly and the rusty patched bumble bee. The vegetation habitat available on site is dominantly by sod and not flowering plants that would attract the monarch butterfly and rusty patched bumble bee. The residential development of the site will likely improve pollinator habit by increasing native plant diversity through landscapes buffers and reducing pesticide use. BMPs consisting of erosion control measures, listed under Item 11.b.ii., will be installed on the project site prior to construction to control invasive species and weeds to the extent practicable. Since the project site is in sod farm production, the site has been manipulated to reduce weedy and invasive species. After construction and grading are complete, the exposed soil will be planted with turf grass (for residential units) or approved, native seed mixes designed to establish desirable vegetation in order to mitigate the risk of invasive species. d. Identify measures that will be taken to avoid, minimize, or mitigate adverse effects to fish, wildlife, plant communities, and sensitive ecological resources. As part of the development, the creation of stormwater basins, lawn/landscaping, and trees will greatly improve the existing conditions of the project site. The proposed improvements will increase habitat for fish, wildlife, and plant communities on-site that did not exist before. Any slopes requiring semi-permanent reinforced netting will use non-plastic biodegradable fabric or rectangular shapes to mitigate impacts to wildlife. 14.Historic Properties Describe any historic structures, archeological sites, and/or traditional cultural properties on or in close proximity to the site. Include: 1) historic designations, 2) known artifact areas, and 3) architectural features. Attach letter received from the State Historic Preservation Office (SHPO). Discuss any anticipated effects to historic properties during project construction and operation. Identify measures that will be taken to avoid, minimize, or mitigate adverse effects to historic properties. A data request was submitted to the Minnesota State Historic Preservation Office (SHPO) to determine if there were any historical or archaeological sites identified on site. The SHPO responded stating that there are no known historical or archaeological records for the project site. See Appendix E for the SHPO correspondence. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 24 15.Visual a. Describe any scenic views or vistas on or near the project site. Describe any project related visual effects such as vapor plumes or glare from intense lights. Discuss the potential visual effects from the project. Identify any measures to avoid, minimize, or mitigate visual effects. TThe existing views from the site include agriculture, residential development, wetlands, open field, and forested areas. This project will not create any unusual visual impacts. The visual effect will transition views from predominately open flat agriculture land to single family homes and townhomes, public access roads, and stormwater basins. The project will not include intense lighting that will cause glare and the residential developments will not produce vapor plumes. The outdoor lighting along the streets will be strategically placed to benefit the residents as they navigate the development and will not direct any light towards sensitive areas. Landscape plantings will be included in the development per the City of Lino Lakes landscape ordinance. This will include tree and shrubs plantings along portions of the site’s perimeter. The landscape plantings will help soften the visual transition between the open space and residential developments adjacent to the site. 16.Air a. Stationary source emissions - Describe the type, sources, quantities and compositions of any emissions from stationary sources such as boilers or exhaust stacks. Include any hazardous air pollutants, criteria pollutants, and any greenhouse gases. Discuss effects to air quality including any sensitive receptors, human health or applicable regulatory criteria. Include a discussion of any methods used assess the project’s effect on air quality and the results of that assessment. Identify pollution control equipment and other measures that will be taken to avoid, minimize, or mitigate adverse effects from stationary source emissions. The proposed residential subdivision will generate small sources of stationary source emissions through home heating and cooling through natural gas and electricity. This will result in direct and indirect sources of stationary greenhouse gas emissions (GHG) at a small quantity. Emissions are expected to be similar to those of the single-family and multi-family residential units adjacent to the site. The Minnesota Environmental Quality Board (EQB) is currently working on a pilot program to understand how to integrate GHG quantification and assessment into the Environmental Review documents. However, the requirements and methods are not required for the document yet. Thus, the GHG for this document will be qualitative. The primary GHG’s are carbon dioxide (CO2), nitrous oxide (N20), methane (CH4), sulfur hexafluoride (SF6), and two classes of compounds called hydrofluorocarbons (HFCs) and perfluorocarbons (PFCs). Carbon dioxide is the most abundant GHG and has the largest effect on the climate. Emissions are reported as carbon dioxide equivalent (CO2-e) tons and are stated in terms that reflect their global warming potential (GWP) (MPCA, 2021). ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 25 GGHGs emissions for the project are expected to come from: x Fossil fuels and natural gas used to generate electricity used during construction and operation of the project site and to heat residential home and residential water. x Vehicle and air transportation related to project construction and operation x Refrigeration and air conditioning in each residential home x Transport and treatment of solid waste and wastewater GMG emissions from the project are not expected to cause potential significant environmental effects. The project requires this mandatory EAW due to the surpassing the residential development unit threshold. GHG mitigation measures may be incorporated into the project design and may include: x Smart irrigation to reduce outdoor water use x Energy efficient light and building materials to reduce electricity use x Plant no-mow fescue mixed or native prairie/pollinator gardens to decreased mowing and increase carbon sequestration in common areas around residential units. b. Vehicle emissions - Describe the effect of the project’s traffic generation on air emissions. Discuss the project’s vehicle-related emissions effect on air quality. Identify measures (e.g. traffic operational improvements, diesel idling minimization plan) that will be taken to minimize or mitigate vehicle- related emissions. The proposed residential subdivision will generate a small increase in carbon monoxide levels associated with an increase in residential passenger vehicle trips. The project does not require an indirect source permit. No baseline air quality monitoring or modeling is proposed and no measures to mitigate for the increase in vehicle related emissions are being considered. c. Dust and odors - Describe sources, characteristics, duration, quantities, and intensity of dust and odors generated during project construction and operation. (Fugitive dust may be discussed under item 16a). Discuss the effect of dust and odors in the vicinity of the project including nearby sensitive receptors and quality of life. Identify measures that will be taken to minimize or mitigate the effects of dust and odors. Dust will be generated during the construction process on the site. The contractors will be required to control dust by using watering trucks. The adjacent residential parcels and air park to the south will be the nearest receptors of the dust. Mitigation of the short-term dust and odors impacts will be managed through proper coordination and construction planning. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 26 17.Noise Describe sources, characteristics, duration, quantities, and intensity of noise generated during project construction and operation. Discuss the effect of noise in the vicinity of the project including 1) existing noise levels/sources in the area, 2) nearby sensitive receptors, 3) conformance to state noise standards, and 4) quality of life. Identify measures that will be taken to minimize or mitigate the effects of noise. The existing noise levels and sources in the area are those typical of residential development and agriculture farming. The nearest noise receptors to the site are single family residential homes and a sod farm. The nearest noise receptors will experience noise levels during construction that are elevated in comparison to existing noise levels. Grading and excavation activities on site will require heavy construction equipment. Noise levels will temporarily increase during construction of the site then return to existing levels during operation consistent with the zoned residential purpose of the property. Noise levels on site will vary depending on where construction is occurring on site, time of operation, and distance between receptors and construction equipment. Construction noise can be mitigated by restricting construction work to daytime hours. Contractors will be required to minimize noise impacts by maintaining equipment properly, including noise controls as specified by manufactures. The project will adhere to the City of Lino Lake’s noise rules and standards that indicates noise should occur within specified levels depending on land use and time of day. After construction, noise levels are expected to be at or near existing levels. Noise associated with the project will be related to residential vehicle noise. A combination of berms, landscaping, and fencing will be used to provide noise mitigation for the adjacent residential developments. Similar to construction noise, the residential use of the property will adhere to the City’s noise rules and standards. A noise study will be prepared detailing noise mitigation for the site and submitted with the preliminary plat submittal for the development. 18.Transportation a. Describe traffic-related aspects of project construction and operation. Include: 1) existing and proposed additional parking spaces, 2) estimated total average daily traffic generated, 3) estimated maximum peak hour traffic generated and time of occurrence, 4) indicate source of trip generation rates used in the estimates, and 5) availability of transit and/or other alternative transportation modes. Alliant completed a Traffic Impact Study for the residential development (See Appendix F). The Traffic Study analyzes the traffic impacts of the proposed development by estimating trips generated by the project and evaluating the potential need for transportation or roadway improvements for the development. 1) The majority of the proposed development site is currently undeveloped agricultural land with no parking spaces, though one business is present with a limited supply of parking. The proposed development will consist of approximately 707 residential dwelling units (149 single-family ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 27 ddetached homes and 558 townhomes). Assuming two parking spaces per dwelling unit, the proposed additional parking supply is approximately 1,400 spaces, primarily in the form of attached garages. 2) The proposed development is expected to generate approximately 5,656 daily vehicle trips when fully constructed and occupied. 3) The proposed development is expected to generate approximately 476 vehicle trips during the daily peak hour when fully constructed and occupied. The daily peak hour is the p.m. peak hour, which is expected to occur at some point within the 4:00-6:00 p.m. timeframe. 4) The Institute of Transportation Engineers Trip Generation Manual, 11th Edition, was used to estimate the trip generation potential for the proposed development. 5) Currently, the project area is not served by scheduled transit routes. Metro Mobility and Transit Link are shared-ride, curb-to-curb minibus or van services which do serve the project area. Weekday express bus service to downtown Minneapolis and the University of Minnesota campus currently originates from the 95th Avenue park-and-ride along I-35W in nearby Blaine. Weekday express bus service is also available to downtown Saint Paul and currently originates from the County Road 14 park-and-ride in eastern Lino Lakes. While these transit services will be available to future residents of the proposed development, they are not expected to have a significant impact on vehicular ingress and egress at the development site. Connections to sidewalks and trails are available through the adjacent Century Farm North residential neighborhood. Continued growth of the residential sidewalk and trail network will also occur within the proposed development. Trails will be extended through the west and southeast portions of the proposed development as well as along Robinson Drive and Century Trail. A future trail is planned along Main Street. b. Discuss the effect on traffic congestion on affected roads and describe any traffic improvements necessary. The analysis must discuss the project’s impact on the regional transportation system. If the peak hour traffic generated exceeds 250 vehicles or the total daily trips exceeds 2,500, a traffic impact study must be prepared as part of the EAW. Use the format and procedures described in the Minnesota Department of Transportation’s Access Management Manual, Chapter 5 (available at: http://www.dot.state.mn.us/accessmanagement/resources.html) or a similar local guidance. The anticipated vehicular trip generation for the proposed development exceeds 250 peak hour trips and 2,500 daily trips. Therefore, a traffic impact study was prepared for the proposed development. x The Robinson Property residential development is proposed to be constructed on approximately 157 acres of agricultural land located in the southeast quadrant of the Main Street/Sunset Avenue intersection in Lino Lakes, MN. The traffic impacts of proposed development trips on surrounding study intersections were analyzed for year 2025 and year 2040 conditions. The following conclusions are offered for consideration: x Results of the existing traffic operations analysis indicate that all study intersections currently operate at overall LOS A during the weekday a.m. and p.m. peak hours. In addition, no side-street delay or queuing issues were observed in the field or traffic simulations. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 28 x RResults of the year 2025 and year 2040 no build traffic operations analysis indicate that all study intersections are expected to operate at overall LOS A during the weekday a.m. and p.m. peak hours. In addition, no side-street delay or queuing issues were observed in traffic simulations. x Results of the year 2025 and year 2040 build traffic operations analysis indicate that all study intersections are expected to operate at overall LOS B or better during the weekday a.m. and p.m. peak hours. In addition, no side-street delay or queuing issues were observed in traffic simulations. x The proposed development is expected to have limited impact on study area traffic operations or the regional transportation system. Therefore, no geometric or traffic control improvements are required from an operations perspective. c. Identify measures that will be taken to minimize or mitigate project related transportation effects. While roadway improvements are not required from a traffic operations or regional transportation system perspective, the following recommendations should be considered: x Dedicated eastbound right-turn and westbound left-turn lanes are proposed at the Main Street/North Access (Century Trail) intersection. A dedicated northbound right-turn lane is proposed at the Sunset Avenue/West Access intersection. A dedicated southbound left-turn lane is proposed at the Sunset Avenue/Robinson Drive intersection. While these turn lanes are not required from an operations perspective, they would be expected to provide a safety benefit in minimizing the potential for rear-end crashes. x Caution should be exercised when placing development signing and/or landscaping near proposed site accesses so as to not create a new sight obstruction. x Turning movements should be reviewed to ensure design vehicles such as school buses and garbage trucks have adequate accommodations to negotiate internal proposed development roadways. x Establish appropriate traffic control at proposed development internal roadway intersections consistent with local jurisdiction policies to minimize driver confusion and the potential for conflicts. See Appendix F for the Traffic Study. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 29 19.Cumulative Potential Effects (Preparers can leave this item blank if cumulative potential effects are addressed under the applicable EAW Items) a. Describe the geographic scales and timeframes of the project related environmental effects that could combine with other environmental effects resulting in cumulative potential effects. Potential effects are addressed under the applicable EAW items. b. Describe any reasonably foreseeable future projects (for which a basis of expectation has been laid) that may interact with environmental effects of the proposed project within the geographic scales and timeframes identified above. The City of Lino Lakes 2040 Future Land Use plan dictates medium density, high density, and planned residential/commercial development to the north and east of this proposed property. However, currently there are no proposed or foreseeable future developments occurring on these properties while the project is being constructed. c. Discuss the nature of the cumulative potential effects and summarize any other available information relevant to determining whether there is potential for significant environmental effects due to these cumulative effects. Potential effects are addressed under the applicable EAW items. 20.Other Potential Environmental Effects If the project may cause any additional environmental effects not addressed by items 1 to 19, describe the effects here, discuss the how the environment will be affected, and identify measures that will be taken to minimize and mitigate these effects. The project will not cause any additional environmental effects not addressed by items 1 to 19. ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 30 RRGUU CER TIFICATIONN (The Environmental Quality Board will only accept SIGNEDD Environmental Assessment Worksheets for public notice in the EQB Monitor.) II herebyy certifyy that:: x The information contained in this document is accurate and complete to the best of my knowledge. x The EAW describes the complete project; there are no other projects, stages or components other than those described in this document, which are related to the project as connected actions or phased actions, as defined at Minnesota Rules, parts 4410.0200, subparts 9c and 60, respectively. x Copies of this EAW are being sent to the entire EQB distribution list. Signature ________________________________ Date _______________________________ Title ____________________________________ ________________________July 15, 2022 City Planner ENVIRONMENTAL ASSESSMENT WORKSHEET //Robinson Sod Farm PAGE 31 References Berg, J.A., 2016, Geologic atlas of Anoka County, Minnesota (Part B): Minnesota Department of Natural Resources, County Atlas Series C-27, report and pls. 7–9, http://www.dnr.state.mn.us/waters/programs/gw_section/mapping/platesum/anokcga.html. City of Lino Lakes. 2020. Lino Lakes 2040 Comprehensive Plan. https://linolakes.us/compplan Metropolitan Council. 2022. Sewer Availability Charge (SAC) Procedure Manual. Retrieved from https://metrocouncil.org/Wastewater-Water/Funding-Finance/Rates-Charges/Sewer-Availability- Charge/SAC-Pubs/Sewer-Availability-Charge-Manual-2019.aspx Meyer, G.N., 2013, Geologic Atlas of Anoka County, Minnesota (Part A): County Atlas Series C-27, report and plate 3 – surficial geology. Minnesota Pollution Control Agency (MPCA). 2020. Future wastewater infrastructure needs and capital costs – fiscal year 2020 biennial survey of wastewater collection and treatment. Retrieved from https://www.pca.state.mn.us/sites/default/files/lrwq-wwtp-1sy20.pdf Minnesota Pollution Control Agency (MPCA). 2021. Greenhouse gas emissions inventory 2005-2018. Retrieved from https://www.pca.state.mn.us/sites/default/files/lraq-1sy21.pdf Mossler, J.H., 2013, Geologic Atlas of Anoka County, Minnesota (Part A): County Atlas Series C-27, plate 2 & 6. MN DNR. 2022. Monarch butterfly (Danaus plexippus). Retrieved from https://www.dnr.state.mn.us/insects/monarchbutterfly.html#:~:text=Habitat%20and%20range,to%20hel p%20the%20butterfly%20population. MN DNR & U.S. Fish and Wildlife Service (USFWS). 2021. Townships Containing Documented Northern Long-Eared Bat (NLEB) Maternity Roost Trees and/or Hibernacula Entrances in Minnesota. Retrieved from https://files.dnr.state.mn.us/eco/ereview/minnesota_nleb_township_list_and_map.pdf United States Fish and Wildlife Service (USFWS). 2017. Fact Sheet: Rusty patched bumble bee (Bombus affinis). Retrieved from https://www.fws.gov/midwest/endangered/insects/rpbb/factsheetrpbb.html USFWS. 2022a. Information for Planning and Consultation (IPaC). Retrieved from https://ecos.fws.gov/ipa USFWS. 2022b. Northern Long-Eared Bat (Myotis septentrionalis). Retrieved from https://www.fws.gov/Midwest/endangered/mammals/nleb/nlebFactSheet.html USFWS. 2022c. Rusty Patched Bumble Bee Map. Retrieved from https://www.arcgis.com/home/webmap/viewer.html?webmap=2716d871f88042a2a56b8001a1f1acae &extent=-100.6667,29.7389,-48.8551,50.9676 Appendix A &/'hZ^ BlaineLino LakesColumbusHam LakeCentervilleAnokaFigure 1.Project LocationRobinson Sod FarmLino Lakes, Anoka County, MN6RXUFH(65,86*67RSR%DVHPDS0LOHV6WXG\$UHD&RXQW\%RXQGDU\&LW\7RZQVKLS%RXQGDU\Legend0DUTXHWWH$YH6WH0LQQHSDROLV012)),&(  )$;  ZZZDOOLDQWLQFFRP/ MAIN STREET (C.S.A.H. NO. 14) (PUBLIC)MAIN STREET (C.S.A.H. NO. 14) (PUBLIC)SUNSET AVE (C.R. 53) (PUBLIC)ROBINSON DR (PUBLIC)CARDINAL WAY(PUBLIC)CENTURY TRAIL (PUBLIC)CARL STREET (PUBLIC)ZONE AZONE AZONE AZONE ACARL STREET (PUBLIC)ZOZOZOZZOZZZOOOOOOOOAAAAAAAAAAAZONEZONZZONZOZONOZOZONZZOZONZONZZZONONZONZONZOOZONZONOOZOOOA6170788552509982861'LAKE' 6.2 ACRESPOND - 0.5ACRES11213141182633117POND - 0.5ACRESPOND - 3.8 ACRESPOND - 0.6ACRESPOND - 1.3ACRES110203040455046607080POND - 0.6ACRESLAKE - 4.3 ACRESPOND - 0.3ACRESPOND - 2.4 ACPOND - 2.3 AC8483828180797776757473727169686766656463626059585756555453511041031021011009814131211109979695949392765431919089 8823456789101213141516171819202223242526272829303233343536373839404243444546474849105106107108109110151617192021222324252728291101111123031323435363711311411511638394041424344452345678911121314151617181921222324 2526272829313233343536373839414243444748495152535455565758596162636465666768697172737475767778791-45-1213-2021-2861-6869-7677-801-4108-113133-1361-45-1011-1415-1827-3031-3435-4019-2223-268729-3637-4089-96121-12497-104117-120105-112113-11641-4445-5253-6081-8485-885-89-1314-1718-2122-2627-3031-3536-4142-4546-5152-5758-6364-6869-74 75-7980-8485-8889-9394-9899-103104-107119-122123-127128-132114-118137-141142-146147-151POND - 3.8 ACRESACRESPAAC-848881-844-85 885888POND - 0.9 ACRESFUT RABPOND-0.8 ACRESPOND - 1.0 ACROBINSON PROPERTY - CONCEPT PLANLINO LAKES, MINNESOTA733 Marquette Ave, Ste 700Minneapolis, MN 55402612.758.3080 612.758.3099www.alliant-inc.comSITE DATAAREAS: 157.054 acres (Per ALTA Survey) + 1.4356 acres (PID:073122220002)TOTAL GROSS AREA OF CONCEPT: 158.490 acresWETLANDS: DITCHES - PUBLIC & PRIVATE PER SURVEYCONCEPT PLAN DETAILS:xLOCAL PUBLIC ROAD TYPICAL SECTION = 60' ROW, 30' B-BxPARKWAY TYPICAL SECTION = 100' ROW, 20' BB w/ 20 MEDIANxEAST-WEST COLLECTOR = 66' ROW, 36' BBxPRIVATE DRIVE ROADS = 24' BBxRESIDENTIAL SINGLE FAMILY ASSUMPTIONSxx25' FRONT YARD SETBACKxx5'/10 OR 7.5'/7.5' SIDE YARD SETBACKxx25' SIDE YARD SETBACK TO ROWxx50' SETBACK TO COUNTY ROADS (SINGLE FAMILY) SETBACKWETLAND ONSITE ASSUMED AS HIGHEST CLASSIFICATIONxTOWNHOME /ROWHOME DETAILSxx22' MIN. DRIVEWAYxx20' MIN. BUILDING SEPARTIONxx24' BB PRIVATE DRIVESLOT SUMMARYx75' WIDE LOTS = 45x65' WIDE LOTS = 117x55' WIDE LOTS = 80xROWHOMES (BACK TO BACK AND ROW) = 124xROW TOWNHOMES = 191xTOTAL HOUSING UNITS = 557 UNITSREVISION DATE: 2-16-2022*SF LOT SIZE REVISIONSDEVELOPMENT BOUNDARYPROPOSED RIGHT OF WAYPROPOSED LOT LINESPROPOSED SETBACKPUBLIC ROADWAYTOP BACK CURB/ROAD EDGE/STRIPINGPRIVATE ROADWAYTOP BACK OF CURB 8' PUBLIC TRAIL5' PUBLIC SIDEWALKPROPOSED POND AREA75' WIDE LOTS65' WIDE LOTS55' WIDE LOTSBACK-BACK ROWHOMESROW TOWNHOMESTRAIL CORRIDOR / OPENLEGEND'JHVSF16%$PODFQU1MBO6OJUT MAIN STREET (C.S.A.H. NO. 14) (PUBLIC)MAIN STREET (C.S.A.H. NO. 14) (PUBLIC)SUNSET AVE (C.R. 53) (PUBLIC)ROBINSON DR (PUBLIC)CARDINAL WAY(PUBLIC)CENTURY TRAIL (PUBLIC)CARL STREET (PUBLIC)ZONE AZONE AZONE AZONE ACARL STREET (PUBLIC)7078501POND - 0.5ACRESPOND - xxACRESPOND - 1.6 ACRES110455046POND - 1.0ACRESPOND - 3.2 ACRESPOND - 0.3ACRESPOND - 3.0 AC757465636055541065303435404445152025272854969-7677-80FUT RABPOND-0.9 ACRESEEEEEAAA67 units84 units88 units53 units000000000000000000009-7699-769-769-76999-79-7677-77777772 unitsNNNNNNNNNNNNE E EEEEE 70 units54 units70 unitsPOND - 3.0AC6060POND - 2.2 ACPOND - 1.8 AC78 units8914152025263031354039555759606570POND - 2.1 ACRES POND - 0.5ACRESPOND - 0.4ACRES70 unitsPOND - 0.8 ACPOND - 0.8 ACRESPOND - 2.1 ACRESROBINSON PROPERTY - YIELD CONCEPT PLANLINO LAKES, MINNESOTA733 Marquette Ave, Ste 700Minneapolis, MN 55402612.758.3080 612.758.3099www.alliant-inc.comSITE DATATOTAL GROSS AREA OF CONCEPT: 158.490 acresWETLANDS: DITCHES - PUBLIC & PRIVATE PER SURVEYCONCEPT PLAN DETAILS:xLOCAL PUBLIC ROAD TYPICAL SECTION = 60' ROW, 30' B-BxCOLLECTORS = 66' ROW, 36' BBxPRIVATE DRIVE ROADS = 24' BBxR1 - SINGLE FAMILY ASSUMPTIONSxx30' FRONT YARD SETBACKxx10' SIDE YARD SETBACKxx80' MIN LOT WIDTH (95' MIN CORNER LOT)xx135' MIN LOT DEPTH (145' BACK TO BACK)xx10,800 SF MINxx40' SETBACK TO COUNTY ROADS SETBACKxTOWNHOME /ROWHOME DETAILSxx25' MIN. 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 ZZZDOOLDQWLQFFRP)LJXUHMinnesota Well IndexLino Lakes, Anoka County, MN "/"/"/"/"/"/"/"/"/"/"/&HQWXU\7U5RELQVRQ'U0DLQ6W1(WK/D6XQVHW$YH1(,67+:VW$YH1(/DNH'U,67+:WK$YH1(WK$YH/HYHU6W1(/H[LQJWRQ$YH1(/Site Location6RXUFH0Q*HR:067ZLQ&LWLHVPHWURFRORUFRXQW\0LOHV"/6LWH/RFDWLRQ6WXG\$UHDPLOHEXIIHULegend0DUTXHWWH$YH6WH0LQQHSDROLV012)),&(  )$;  ZZZDOOLDQWLQFFRP)LJXUHContaminated Sites/EnvironmentalPermits and Registrations(Active and Inactive)Lino Lakes, Anoka County, MN