HomeMy WebLinkAbout04/10/2024 PZ Combined Packet
CITY OF LINO LAKES
PLANNING & ZONING BOARD MEETING
Wednesday, April 10, 2024
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. SWEARING IN OF BOARD MEMBERS
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF AGENDA
5. APPROVAL OF MINUTES: March 13, 2024
6. OPEN MIKE
7. ACTION ITEMS
A. PUBLIC HEARING: Zoning Ordinance Text Amendment-Sacred Communities and
Micro-Unit Dwellings (This is not related to the recent Madinah Lakes online
marketing video and their proposed Robinson Sod Farm development.)
B. PUBLIC HEARING: Zoning Ordinance Text Amendment-Building Type and
Construction and Exterior Materials
C. Jansen Addition Final Plat
8. DISCUSSION ITEMS
A. Lake Drive Corridor Architectural Design Standards
B. Project Updates
9. 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
1. CALL TO ORDER AND ROLL CALL
Chair Root called the Lino Lakes Planning & Zoning Board meeting to order at 6:30 p.m.
on March 13, 2024.
2. PLEDGE OF ALLEGIANCE
3. APPROVAL OF AGENDA
The agenda was approved as presented.
4. APPROVAL OF MINUTES
Mr. Kohler moved to approve the January 10, 2024, meeting minutes with one change.
Motion seconded by Mr. Vojtech. Motion carried 6 – 0.
5. OPEN MIKE
Mr. Root declared open mike at 6:32 p.m.
There were no public comments.
Mr. Vojtech moved to close open mike. Motion seconded by Mr. Wipperfurth. Open
mike was closed at 6:32 p.m.
DATE: March 13, 2024
TIME STARTED: 6:30 P.M.
TIME ENDED: 7:44 P.M.
MEMBERS PRESENT: Isaac Wipperfurth, Nathan Vojtech
Michael Root, Perry Laden, Neil Evenson,
Patrick Kohler
MEMBERS ABSENT: Suzy Guthmueller
STAFF PRESENT: Katie Larsen, Diane Hankee, Julie Whitney
Planning & Zoning Board
March 13, 2024
Page 2
DRAFT MINUTES
6. ACTION ITEMS
A. Public Hearing 440 Park Court (Lino Lakes Tech Center & Storage Facility)
Ms. Larsen presented the staff report.
The applicant, Lariat Companies, Inc., submitted a land use application for conditional
use permit and site & building plan review. The development proposes a 36,000 sf
multi-tenant industrial and indoor self-storage building on the south half of the property
located at 440 Park Court. The north half of the site is the existing Lino Lakes Storage.
After reviewing the staff report, Ms. Larsen asked the Board for feedback regarding the
name of the building. She stated there was some conversation at the City Council work
session and wanted to know the opinion of the Board. Mr. Wipperfurth felt they could
name the company what they wanted to. Mr. Wipperfurth questioned who would make
the decision when deferred parking stalls are needed. Ms. Larsen said according to the
ordinance, the Director of Community Development would make those decisions. Mr.
Wipperfurth expressed concern over the lack of parking stalls for this size building. He
also wanted to determine if a fence could be included in the conditional use permit.
Ms. Larsen stated that would require a variance and would not be permissible during
this process. Mr. Wipperfurth thought the building should be shielded more than it is
now. Ms. Larsen said the berm and the landscaping will act as a screen. Mr. Kohler
asked if the two buildings that are on the property could be split into two businesses.
Ms. Larsen said it would need to be approved through the City. Mr. Kohler was
concerned about the lack of space for tractor and trailer deliveries. Ms. Larsen stated
that the fire department viewed the turn radius and was satisfied with it. Mr. Vojtech
also questioned the traffic on the property and did not think there were enough parking
spaces. Ms. Larsen stated they meet the minimum requirements and that if the Board
feels like there is too much congestion near the three bays, they can add to their motion
to remove them. Mr. Laden questioned why the fence was allowed on the first part of
the development but not this one. Ms. Larsen confirmed the fence’s location and
position. Mr. Laden also wanted to know if the berm they will be installing will be better
than the current one. Ms. Larsen verified the requirement to achieve a full six foot high
screen with trees and plants.
Mr. Laden questioned if they met the minimum standards for building materials and
suggested he was seeking higher architectural standards for the main areas of the City.
Ideally, he would like it to be addressed before receiving more comp plans and would
like it addressed by City Council. Ms. Larsen stated we had some corrections to the
Zoning Ordinance and it could be added at that time. Mr. Laden also provided feedback
Planning & Zoning Board
March 13, 2024
Page 3
DRAFT MINUTES
regarding the name and appreciated that they included “Lino Lakes” in the name of
their business.
Mr. Evenson agrees to raise the standards for Lake Drive. He stated that trees on the
original berm have died and that they should be restored to the buffer standards. Ms.
Larsen stated it could be added to the requirements.
Mr. Root agreed with the congestion near the three bays and thought by increasing the
internal storage it would alleviate the congestion. Mr. Root also addressed that the fire
department was agreeable to the bay area as long as it did not hamper fire fighter
access to the building and that the area remains clear of snow storage so as to not
hinder exiting the building. He thought it should be added as a condition for approval.
Mr. Root commented on the name of the company and thought that tech implies a
different kind of use than what is in there. Mr. Root wanted item #2 on the Engineer’s
letter to also be a condition for approval regarding the materials that are stored there.
Ms. Larsen said they need a MPCA clearance letter and the issue will be resolved before
it goes to City Council.
Mr. Wade Johnson, AMCON, 6121 Baker Road, Suite 110, Minnetonka, MN. Mr.
Johnson addressed the parking at the facility and believes it is sufficient parking for the
proposed project. He checked the storage traffic and stated there is no issue with the
design. He stated he also agreed with Ms. Larsen regarding the pinch point and thought
it was something they could change from 47 to 24. He stated that there will be no
tractor trailers on the property, as the businesses that will be there do not attract that
type of delivery. He also said they are agreeable with the landscaping. Mr. Johnson
stated there is no hazardous material on the property and due to this it will be difficult
to get a closure letter from the MPCA. It is not possible to close out due to the lack of
hazardous material on the property. They will investigate it to determine what would
satisfy the MPCA. He also said he talked to the owner on Monday about eliminating the
three bays. He conveyed he cannot make it work financially without them. Mr. Vojtech
wanted to know how many storage units would be inside the building. Mr. Johnson said
it is determined by the vendor that comes in. Mr. Vojtech questioned the estimated
trips to the storage facility. Mr. Johnson said it is minimal during the day. Mr. Laden
wanted to know if the owner was interested in doing anything on the south side that
would be more appealing. Mr. Johnson stated it was not feasible with the finances of
the owner. Mr. Vojtech said signage will be important for safety when people are
driving through the building. Mr. Johnson said users are going to their space to get
property or drop something off. The customers of the businesses will only access the
facility by appointment only.
Planning & Zoning Board
March 13, 2024
Page 4
DRAFT MINUTES
Mr. Root opened the public hearing at 7:21 p.m.
No one was present for public comment.
Mr. Wipperfurth moved to close the public hearing. Motion seconded by Mr. Laden.
The public hearing was closed at 7:22 p.m.
Mr. Evenson moved to approve the conditional use permit and site plan review adding
the addition of public safety’s request regarding snow storage and that the berm be
restored to its original condition. Motion seconded by Mr. Kohler. Motion carried 6-0.
B. Watermark 7th Addition PUD Final Plan/Final Plat
Ms. Larsen 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. U.S. Home, LLC (aka
Lennar) submitted a Land Use Application for Watermark 7th Addition PUD Final
Plan/Final Plat. The plat proposes 106 single family lots and 8 outlots.
Mr. Laden requested verification that it includes the major changes from last time. Ms.
Larsen confirmed that it did.
Mr. Wipperfurth moved to approve the PUD final plan/final plat subject to conditions
listed in the staff report. Motion seconded by Mr. Evenson. Motion carried 6-0.
7. DISCUSSION ITEMS
A. Project Updates
Staff provided an update on projects.
Mr. Root asked when the Board will discuss the increased architectural standards for
more visible areas. Ms. Larsen stated the conversation could be continued at the next
Planning and Zoning meeting and the Board agreed.
Mr. Wipperfurth moved to adjourn the meeting. Motion seconded by Mr. Laden.
Meeting adjourned at 7:44 p.m.
Respectfully submitted,
Julie Whitney – Community Development Administrative Assistant
1
PLANNING & ZONING BOARD
AGENDA ITEM 7A
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: April 10, 2024
REQUEST: PUBLIC HEARING: Zoning Ordinance Text Amendment-Sacred
Communities and Micro-Unit Dwellings
CASE NUMBER: TA2024-001
APPLICANT: City of Lino Lakes
OWNER: Same
REVIEW SCHEDULE:
Planning & Zoning Board Meeting: April 10, 2024
City Council Work Session: May 6, 2024
City Council Meeting-1st Reading: May 13, 2024
City Council Meeting-2nd Reading: May 28, 2024
INTRODUCTION
Beginning January 1, 2024, Minnesota Statue 327.30 requires that cities must allow religious
institutions to site micro units on religious property. This is not related to the recent Madinah
Lakes online marketing video and their proposed Robinson Sod Farm development. This is a
requirement of State law.
BACKGROUND
See attached League of Minnesota Cities summary. During the 2023 legislative session, the
Legislature passed a bill authorizing religious institutions beginning January 1, 2024 to site
micro-unit dwellings on religious institution property. The State statute also requires cities to
permit sacred settlements of micro units either via a permitted use or conditional use.
See attached Minnesota Statute 327.30 for detailed requirements. State statute defines the
following:
(e) "Micro unit" means a mobile residential dwelling providing permanent housing within a
sacredcommunity that meets the requirements of subdivision 4.
2
(f) "Religious institution" means a church, synagogue, mosque, or other religious organization
organizedunder chapter 315.
(g) "Sacred community" means a residential settlement established on or contiguous to the
grounds ofa religious institution's primary worship location primarily for the purpose of
providing permanent housingfor chronically homeless persons, extremely low-income persons,
and designated volunteers that meets therequirements of subdivision 3.
ANALYSIS
Staff recommends a conditional use permit be required for sacred community and micro units
as an accessory to public, educational, and religious uses. Public, educational, and religious uses
are currently allowed with a conditional use permit in the City’s rural, residential, LB-Limited
Business, and GB-General Business zoning districts.
RECOMMENDATION
Staff recommends approval of the proposed zoning ordinance text amendment.
ATTACHMENTS
1.LMC Focus on New Laws: Sacred Settlements
2.MN Statute 327.30
3.Ordinance No. 04-24
Attachment 1: LMC Focus on New Laws: Sacred Settlements
327.30 SACRED COMMUNITIES AND MICRO-UNIT DWELLINGS.
Subdivision 1.Definitions.(a) For the purposes of this section, the following terms have the meanings
given.
(b) "Chronically homeless" means an individual who:
(1) is homeless and lives or resides in a place not meant for human habitation, a safe haven, or in an
emergency shelter;
(2) has been homeless and living or residing in a place not meant for human habitation, a safe haven,
or in an emergency shelter continuously for at least one year or on at least four separate occasions in the last
three years; and
(3) has an adult head of household, or a minor head-of-household if no adult is present in the household,
with a diagnosable substance use disorder, serious mental illness, developmental disability, post-traumatic
stress disorder, cognitive impairments resulting from a brain injury, or chronic physical illness or disability,
including the co-occurrence of two or more of those conditions.
(c) "Designated volunteers" means persons who have not experienced homelessness and have been
approved by the religious institution to live in a sacred community as their sole form of housing.
(d) "Extremely low income" means an income that is equal to or less than 30 percent of the area median
income, adjusted for family size, as estimated by the Department of Housing and Urban Development.
(e) "Micro unit" means a mobile residential dwelling providing permanent housing within a sacred
community that meets the requirements of subdivision 4.
(f)"Religious institution" means a church, synagogue, mosque, or other religious organization organized
under chapter 315.
(g) "Sacred community" means a residential settlement established on or contiguous to the grounds of
a religious institution's primary worship location primarily for the purpose of providing permanent housing
for chronically homeless persons, extremely low-income persons, and designated volunteers that meets the
requirements of subdivision 3.
Subd. 2.Dwelling in micro units in sacred communities authorized.Religious institutions are
authorized to provide permanent housing to people who are chronically homeless, extremely low-income,
or designated volunteers, in sacred communities composed of micro units subject to the provisions of this
section. Each religious institution that has sited a sacred community must annually certify to the local unit
of government that it has complied with the eligibility requirements for residents of a sacred community in
this section.
Subd. 3.Sacred community requirements.(a) A sacred community must provide residents of micro
units access to water and electric utilities either by connecting the micro units to the utilities that are serving
the principal building on the lot or by other comparable means, or by providing the residents access to
permanent common kitchen facilities and common facilities for toilet, bathing, and laundry with the number
and type of fixtures required for an R-2 boarding house under Minnesota Rules, part 1305.2902. Any units
that are plumbed shall not be included in determining the minimum number of fixtures required for the
common facilities.
(b) A sacred community under this section must:
Official Publication of the State of Minnesota
Revisor of Statutes
327.30MINNESOTA STATUTES 20231
Attachment 2: MN Statute 327.30
(1) be appropriately insured;
(2) have between one-third and 40 percent of the micro units occupied by designated volunteers; and
(3) provide the municipality with a written plan approved by the religious institution's governing board
that outlines:
(i) disposal of water and sewage from micro units if not plumbed;
(ii) septic tank drainage if plumbed units are not hooked up to the primary worship location's system;
(iii) adequate parking, lighting, and access to units by emergency vehicles;
(iv) protocols for security and addressing conduct within the settlement; and
(v) safety protocols for severe weather.
(c) Unless the municipality has designated sacred communities meeting the requirements of this section
as permitted uses, a sacred community meeting the requirements of this section shall be approved and
regulated as a conditional use without the application of additional standards not included in this section.
When approved, additional permitting is not required for individual micro units.
(d) Sacred communities are subject to the laws governing landlords and tenants under chapter 504B.
Subd. 4.Micro unit requirements.(a) In order to be eligible to be placed within a sacred community,
a micro unit must be built to the requirements of the American National Standards Institute (ANSI) Code
119.5, which includes standards for heating, electrical systems, and fire and life safety. A micro unit must
also meet the following technical requirements:
(1) be no more than 400 gross square feet;
(2) be built on a permanent chassis and anchored to pin foundations with engineered fasteners;
(3) have exterior materials that are compatible in composition, appearance, and durability to the exterior
materials used in standard residential construction;
(4) have a minimum insulation rating of R-20 in walls, R-30 in floors, and R-38 in ceilings, as well as
residential grade insulated doors and windows;
(5) have a dry, compostable, or plumbed toilet or other system meeting the requirements of the Minnesota
Pollution Control Agency, Chapters 7035, 7040, 7049, and 7080, or other applicable rules;
(6) have either an electrical system that meets NFPA 70 NEC, section 551 or 552 as applicable or a low
voltage electrical system that meets ANSI/RVIA Low Voltage Standard, current edition;
(7) have minimum wall framing with two inch by four inch wood or metal studs with framing of 16
inches to 24 inches on center, or the equivalent in structural insulated panels, with a floor load of 40 pounds
per square foot and a roof live load of 42 pounds per square foot; and
(8) have smoke and carbon monoxide detectors installed.
(b) All micro units, including their anchoring, must be inspected and certified for compliance with these
requirements by a licensed Minnesota professional engineer or qualified third-party inspector for ANSI
compliance accredited pursuant to either the American Society for Testing and Materials Appendix E541
or ISO/IEC 17020.
Official Publication of the State of Minnesota
Revisor of Statutes
2MINNESOTA STATUTES 2023327.30
(c) Micro units that connect to utilities such as water, sewer, gas, or electric, must obtain any permits
or inspections required by the municipality or utility company for that connection.
(d) Micro units must comply with municipal setback requirements established by ordinance for
manufactured homes. If a municipality does not have such an ordinance, micro units must be set back on
all sides by at least ten feet.
History: 2023 c 53 art 11 s 57
Official Publication of the State of Minnesota
Revisor of Statutes
327.30MINNESOTA STATUTES 20233
1st Reading: Publication:
2nd Reading: Effective:
CITY OF LINO LAKES
ORDINANCE NO. 04-24
ORDINANCE AMENDING CITY CODE CHAPTER 1007 RELATED TO
SACRED COMMUNITIES AND MICRO-UNIT DWELLINGS
The City Council of Lino Lakes ordains:
Section 1. Findings of Fact. The City Council finds that the zoning ordinance text amendment
protects the public health, safety, comfort, convenience and general welfare of the residents of
the community.
Section 2. Amendment. The Lino Lakes City Code Chapter 1007 is hereby amended as follows:
•Section 1007.100(7)
(k)Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
•Section 1007.101(7)
(h)Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
•Section 1007.110(8)
(e)Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
•Section 1007.111(8)
(e)Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
•Section 1007.112(8)
(d)Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
•Section 1007.113(8)
(d)Sacred communities and micro-unit dwellings accessory to public, educational, and
Attachment 3: Ordinance No. 04-24
2
religious uses in compliance with Minnesota Statute 327.30.
• Section 1007.114(11)
(e) Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
• Section 1007.115(11)
(g) Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
• Section 1007.131(8)
(i) Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
• Section 1007.132(8)
(n) Sacred communities and micro-unit dwellings accessory to public, educational, and
religious uses in compliance with Minnesota Statute 327.30.
Section 3: Effect
This ordinance shall be in force and effect from and after its passage and publication according
to the Lino Lakes City Charter.
Adopted by the Lino Lakes City Council this ____ day of ________________, 2024.
BY: ____________________________
Rob Rafferty, Mayor
ATTEST:
________________________
Jolleen Chaika, City Clerk
1
PLANNING & ZONING BOARD
AGENDA ITEM 7B
STAFF ORIGINATOR: Katie Larsen, City Planner
P & Z MEETING DATE: April 10, 2024
REQUEST: PUBLIC HEARING: Zoning Ordinance Text Amendment-Building
Type and Construction and Exterior Materials
CASE NUMBER: TA2024-002
APPLICANTS: City of Lino Lakes
REVIEW SCHEDULE: Not Applicable-City Initiated
INTRODUCTION
Recent site and building plan reviews have led staff and the Planning & Zoning Board to consider
amending the City’s zoning ordinance related to building exterior materials.
Higher Architectural Design Standard Corridors
At the March 13, 2024 Planning & Zoning Board meeting during site & building review of 440 Park
Court, the Board suggested requiring higher architectural standards along certain corridors in the
City. This will be discussed at a later date.
The following is a summary of proposed zoning code amendments. Strikethrough is deleted text,
underline is new text.
ANALYSIS
Background
In January 2024, 424 Apollo Drive (Rice Industries) formally appealed staff’s interpretation of
the zoning code relating to building type and construction and exterior wall finishes. The
applicant proposed to use pre-engineered Kingspan Granitstone Insulated Metal Panels (IMP’s)
with embossed stucco coating for a building addition. They considered the product to be a Class
2 material of masonry stucco and architectural metal cladding. Staff supported treating the
Insulated Metal Panel (IMP) similar to Class 3 Exterior Insulation and Finish System (EIFS). The
material would be limited to no more than 25% per wall elevation of the building addition. The
City Council concurred. The applicant resubmitted plans proposing another type of insulated
wall panel system claiming it as architectural metal cladding which it is not.
2
Ordinance Amendment
Staff met with an independent architect to review the City’s zoning ordinance to see if there were
any changes we should make to help clarify definitions and allowed exterior materials. The
architect felt the City’s ordinance is clearly written and that our 3 classes of primary materials are
consistent with current industry standards.
The Board could consider reclassifying Masonry Stucco from Class 2 to Class 3. Staff also
recommends the following amendments to clarify that primary material requirements apply to
each exterior wall.
• Proposed Amendment
City Code Section 1007.043(2):
(c) Multiple-Family Dwelling Construction Standards. All multiple-family dwellings shall
comply with the following requirements:
1. The exterior walls of multiple-family dwelling structures shall include a variation
in building materials which are to be distributed throughout the building walls
and coordinated into the architectural design of the structure to create an
architecturally balanced appearance.
2. A minimum of At least 33% of all each building exterior walls of a structure shall
have an exterior finish be composed of brick, natural stone, or artificial stone.
3. For the purposes of this section, the area of the building each exterior wall shall
not include area devoted to windows, entrance doors, garage doors, or roof areas.
4. Each building elevations exterior wall shall be articulated to add visual interest.
Large blank exterior walls shall be prohibited. Variation in elevations exterior walls
can be accomplished with projections or recesses, material changes, or other
methods of building articulation.
• Proposed Amendment
City Code Section 1007.043(2):
(d) Commercial, industrial, and institutional. All buildings constructed on land within
commercial, industrial, public and semi-public zoning districts, and all institutional
buildings (such as public, education, and religious buildings) in residential and rural
zoning districts shall conform with the following:
3
1. Definitions. For the purpose of this section and §§ 1007.044 through 1007.051,
the following definitions shall apply:
ARCHITECTURAL METAL CLADDING. Refers to decorative, metal cladding systems such as
copper, zinc, titanium, stainless steel and painted steel components fixed to the outside of the
primary wall system.
ARCHITECTURAL REVEALS. A groove or a step in a panel face generally used to create a
desired architectural effect.
2. All sides exterior walls of the principal and accessory structures are to have
essentially the same or a coordinated harmonious finish treatment.
3. Classes of primary materials. For the purpose of this section, primary materials
shall be divided into class 1, class 2, and class 3 categories as follows:
Classes of Primary Materials
Class 1 Class 2 Class 3
Brick Precast concrete panels with
at least two architectural
reveals per panel
Exterior Insulation and
Finish Systems (EIFS)
Glass, or other glazing
materials
Specialty concrete block
including textured, burnished
block or rock faced block
Fiber Cement Exterior Siding
Natural or cultured stone Ceramic Tile (masonry, stone
or clay),
Glass Block
Architecturally textured
concrete precast or poured in
place panels
Masonry Stucco Masonry Stucco
Architectural metal cladding Wood
Other materials not listed that are of equal quality to materials in a specific class may be
approved for use by the Community Development Director.
4. Buildings shall incorporate classes of primary material in the following manner:
a. Commercial, public, educational and religious buildings. At least 50% of all each
exterior wall finishes shall be composed of at least three class 1 materials. Class 3 materials shall
not comprise more than 25% of each exterior wall finishes.
4
b. Industrial and warehouse buildings, multi-tenant office/industrial/warehouse or
showroom/warehouse or other combinations. At least 75% of all each exterior wall finishes shall
be composed of at least two different class 1 or 2 materials. Class 3 materials shall not comprise
more than 25% of the building each exterior wall.
c. To be counted as a primary material, the product must comprise at least 5% of the
exterior wall surface.
17. For the purposes of this section, the area of each exterior wall shall not include area devoted
to garage doors, window trim, and flashing shall not constitute required materials that make up
exterior finish of a building for purposes of this section.
RECOMMENDATION
Staff requests input from the Board regarding the proposed zoning ordinance text amendments.
ATTACHMENTS
1. None
1
PLANNING & ZONING BOARD
AGENDA ITEM 7C
STAFF ORIGINATOR: Katie Larsen, City Planner
MEETING DATE: April 10, 2024
REQUEST: Jansen Addition Final Plat
CASE NUMBER: PP2024-002
APPLICANT: Boulder Contracting
Attn: Brian Jansen
16522 Wake Street NE
Ham Lake, MN 55304
OWNER: Same
REVIEW DEADLINE:
Complete Application Date: March 5, 2024
60-Day Review Deadline: May 4, 2024
120-Day Review Deadline: July 3, 2024
Environmental Board Meeting: N/A
Park Board Meeting: N/A
Planning & Zoning Board Meeting: April 10, 2024
Tentative City Council Work Session: April 22, 2024
Tentative City Council Meeting: April 22, 2024
INTRODUCTION
The applicant, Boulder Contracting, submitted a land use application for final plat for
Jansen Addition. The applicant proposes to subdivide the existing parcel located at 523
Lois Lane into three (3) single family lots for the purpose of constructing two (2) new
single family homes. The lot is 1.11 gross acres (48,510 sf).
The Land Use Application is:
• Final Plat
o 3 lots
2
This staff report is based on the following information:
• Certificate of Survey and Resource Inventory Map prepared by EG Rud & Sons,
Inc. dated December 7, 2023 February 14, 2024
• Landscape Plan prepared by Plowe Engineering dated December 7,
2023February 27, 2024
• Preliminary Plat prepared by EG Rud & Sons, Inc. dated December 7, 2023
February 14, 2024
• Tree Inventory/Removals prepared by EG Rud & Sons, Inc. dated December 7,
2023 February 14, 2024
• Civil Plan Set prepared by Plowe Engineering dated December 7, 2023 February
29, 2024
• Soil Boring Data prepared by ITCO Allied Engineering Company dated December
18, 2023
• Site Drainage Narrative and Calculations prepared by Plowe Engineering, Inc.
dated December 7, 2023 February 29, 2024
Previous Council Actions:
• February 12, 2024: Resolution No. 24-11 approving Preliminary Plat
This staff report provides updates to the February 12, 2024 Council staff report related
to the preliminary plat. Changes are either narratively described or shown as
strikethrough (deletions) or underline (additions).
BACKGROUND
Existing Site Conditions
The residential lot contains an existing house, attached garage, deck, fence, and
detached shed. The house was built in 1982. The Certificate of Survey indicates
Zimmerman Fine Sand and Soderville Fine Sand. Groundwater was encountered at
approximately 7.5 to 9 feet.
Zoning
Current Zoning R-1, Single Family Residential
Current Land Use Rural Residential
2040 Comp Plan Land Use Low Density Sewered Residential
Utility Staging Area 1A=2018-2025
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Surrounding Zoning and Land Use
Direction Zoning Current Land Use Future Land Use
North R-1 Single Family
Residential
Low Density Sewered
Residential
South R-1 Rural Residential Low Density Sewered
Residential
East R-1 Single Family
Residential
Low Density Sewered
Residential
West R-1 Rural Residential Low Density Sewered
Residential
ANALYSIS
Density and Land Area Calculations
The following chart implements Met Council’s formula for calculating net density.
Gross Area (acres) 1.11
Wetlands & Water Bodies 0.00
Public Parks & Open Space 0.00
Arterial ROW 0.00
Other (Utility Transmission Easement) 0.00
Other (Wetland Buffer Area) 0.00
Net Area (acres) 1.11
# of Units 3
Gross Density (units/acre) 2.70
Net Density (units/acre) 2.70
The parcel is guided low density residential development and allows for 1.6 to 3.0 units
per net acre. The proposed net density of 2.70 units per acre is consistent with the
Comprehensive Plan.
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Zoning Requirements
The parcel is zoned R-1, Single Family Residential. Lot 2 will contain the existing single
family house. Lots 1 and 3 are being created for the purpose of constructing two (2)
single family homes.
R-1 Requirements
Lot 1
(Proposed
House)
Lot 2
(Existing
House)
Lot 3
(Proposed
House)
Min. Lot Size 10,800 sf 10,867 sf 19,425 sf
11,407 sf 12,075 sfa
Min. Lot Width
--Corner Lot 100 ft NA NA NA
--Interior Lot 80 ft 80.5 ft 84.5 ft 80.0 ft
Min. Lot Depth 135 ft 135.0 ft 135.0 ft 154 ft
Building Setback (ft)
-From Streets
Lois Lane and Arlo Lane
(Both Minor Collector)
30 ft 40.0 ft 40.0 ft 40.0 ft
-Rear Yard
--Principal 30 ft 30.0 ft 70 ft 30.0 ft
-Accessory 5 ft Future 50 ft (deck) Future
-Side Yard
--Principal 10 ft 10 ft 11.6 ft 10.0 ft
--Accessory 5 ft 10 ft 10.6 ft 10.0 ft
Impervious Surface 65% TBD w/ building
permit 21.3% TBD w/ building
permit
a Lot Size = Gross Area – Oversized Easements = Net Area (23,835 sf – 11,760sf = 12,075 sf)
The proposed lots meet zoning requirements.
Building Requirements
At the time of building permit, the single family houses proposed on Lots 1 and 3 will be
reviewed for compliance regarding impervious surface, building footprint area, garage
size, and design and construction standards.
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Subdivision Ordinance
The legal description of the parcel is Lot 2, Block 1, Mar Don Acres and was platted in
1978. Similar residential subdivisions of Mar Don Acres lots have been approved in
previous years (Cavegn Estates-2006, Hailey Manor-2007, Isabell Estates-2014 and
Golden Acre-2017).
Conformity with the Comprehensive Plan and Zoning Code
The preliminary plat and final plat are consistent with the comprehensive plan for low
density residential development and zoning code requirements for R-1, Single Family
Residential as discussed above.
Blocks and Lots
The final plat contains Lots 1-3, Block 1, Jansen Addition. As noted above, Lot 2 contains
the existing house and Lots 1 and 3 propose new single family homes.
Streets and Alleys
Lots 1 and 2 are served by Lois Lane which is a minor collector road. The existing road
right-of-way width is 60 ft which is consistent with previously approved plats in the area.
No additional road right-of-way is needed.
Lot 3 is served by Arlo Lane which is a minor collector road. The existing road right-of-
way width is 60 ft which is consistent with previously approved plats in the area. No
additional road right-of-way is needed.
Staff evaluated the need to extend the 30ft wide road right-of-way along the entire
north lot line to potentially serve 511 Lois Lane and determined it wasn’t feasible. An
additional 30ft of road right-of-way would be needed from 7901 Henry Lane and a
public street would need to be constructed to serve the potential one (1) or two (2)
additional lots that could be created at 511 Lois Lane.
Easements
The Mar Don Acres final plat has existing drainage and utility easements dedicated per
the plat. These easements will remain in place.
Standard drainage and utility easements at least ten (10) feet wide have been provided
along all other lot lines. An oversized drainage and utility easement exists on Lot 3 in
the front, side, and rear yards over the stormwater management facility.
Storm Water Management and Erosion and Sediment Control
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Per the December 18, 2023 RCWD CAPROC, the project includes subdivision of an area
exceeding one acre, thus triggering Rule C. The single-family residential subdivision does
not create a new public road nor a private road serving three or more lots; therefore,
Rules C.6 and C.7 do not apply per Rule C.12(d). An infiltration basin is proposed to meet
City requirements. The applicant submitted a stormwater drainage report with the
application. The proposed BMP and associated stormwater modeling is not required by
the District due to the Rule C.12(d) exception and has not been reviewed as part of this
application.
Utilities
Sanitary Sewer
A 2” pressurized sanitary sewer main exists along this section of Lois Lane and laterals
are stubbed to the lot line on both Lots 1 and 2. The existing house is on private septic
system and shall connect to municipal sanitary sewer. The private septic system shall be
removed. The new house proposed on Lot 1 will also be connected to municipal
sanitary sewer.
An 8” sanity sewer main exists along Arlo Lane and two (2) sets of laterals are stubbed
to the lot line on Lot 3. The new house will be connected to municipal sanitary sewer.
The other lateral shall be removed.
Watermain
An 8” watermain exists along Lois Lane and laterals are stubbed to the lot line on both
Lots 1 and 2. The existing house is currently on a private well and shall connect to the
municipal watermain. The private well shall be disconnected from the house. It may be
used for irrigation or it shall be abandoned. The new house proposed on Lot 1 will also
be connected to the municipal watermain.
An 8” watermain exists along Arlo Lane and two (2) sets of laterals are stubbed to the
lot line on Lot 3. The new house will be connected to the municipal watermain. The
other lateral shall be removed.
Public Land Dedication
The proposed subdivision is within the Highland Meadow Park neighborhood service
area. The development is not within the greenway system. Arlo Lane is identified as a
future trail corridor that is proposed to extend from Highland Meadows Park to
Woodduck Trail and eventually to 4th Avenue.
The City will require cash in lieu of land dedication for the two (2) new lots. Lot 2 with
the existing house will not be charged a park dedication fee.
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Park Dedication Fees
Total # of Lots = 2
x 2024 Park Dedication Fee $3,300
= Total Due $6,600
Landscape Plan
Per the December 27, 2023 Environmental Board staff report:
Boulevard Trees
Boulevard trees are required for all new residential subdivisions at a rate of one tree per
lot frontage.
The existing house has trees in the right-of-way area and will not require an additional
boulevard tree.
Boulevard trees are shown on the landscape plan for lots 1 and 3. The tree on Lot 1 must
be has been moved into the right-of-way area.
Boulevard tree requirements are not currently met.
Tree Preservation and Mitigation Standards
The purpose of these standards is to protect valuable trees and stands of vegetation
while not interfering with landowners’ reasonable use and development of property.
The goal is to minimize unnecessary loss of habitat, biodiversity, and forest resources
and to replace removed trees in areas where tree cover is most critical.
A tree survey was performed that identified:
Of the 49 total trees in the inventory, 24 trees will be removed, 25 will be preserved.
The 25 trees planned for preservation must have Tree Protection Zones installed in
accordance with the City Tree Protection Fence Detail.
Total Trees 49
Total Trees Removed 24
Total Trees Preserved 25
Mitigation Trees Required 3
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23 of the tree removals are in the Basic Use Area (BUA). 8 of these are in
Environmentally Sensitive Area (ESA) and will require mitigation at a rate of one tree
planted for four removed. 15 of the 23 trees in the BUA are in non-ESA and will not
require mitigation.
One tree planned for removal is in non-BUA and non-ESA. This tree will require
mitigation at a one to one ratio.
Overall, for the 24 removals, 3 mitigation trees will be required. These trees must be
have been added to the Landscape Plan.
Tree Preservation and Mitigation Standards have not been met.
Open Areas Landscape Standards
Open areas standards do not apply to single family residential lots.
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. The project property and
surrounding properties are zoned R1, so buffer and screen standards do not apply.
Canopy Cover
Canopy cover standards to not apply to single family residential development.
Foundation Landscaping
Foundation landscaping standards do not apply to single family residential
development.
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.
Mn DOT seed mix (33-261) is noted in the details for the stormwater basin. The ground
cover types must be have been added to the Landscape Plan.
Environmental Assessment Worksheet (EAW)
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An Environmental Assessment Worksheet is not mandated. The three (3) unattached
residential units are under the 250 unattached unit threshold required for a mandatory
EAW.
Wetlands
There are no wetlands on site.
FEMA Floodplain
There is no FEMA floodplain on site.
Shoreland Management Overlay
The parcel is not located within a Shoreland Management Overly district.
Impervious Surface Coverage
The maximum allowed impervious surface coverage per lot is 65%. Lot 2 (existing house)
is at 21.3% and compliant. The impervious coverage for Lot 1 and 3 will be evaluated
with those individual building permits and surveys.
Traffic Study
A traffic study was not required for one (1) new single family lot on the Lois Lane and
one (1) single family lot on Arlo Lane. Both streets are minor collectors and have
capacity for one (1) additional single family home on each street.
Title Commitment
The City Attorney reviewed the title commitment and final plat and has no concerns.
Agreements
Stormwater Maintenance Agreement
A stormwater maintenance agreement is not required since a stormwater management
plan is not required per City Code Chapter 1010.
Development Agreement and Final Plat
The applicant shall has submitted 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.
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Comprehensive Plan
Jansen Addition is consistent with the goals and policies of the comprehensive plan in
regards to land use, housing, economic development, transportation, local water
management plan, sanitary sewer, water supply and parks, greenway and trails.
Land Use Plan
Per the 2040 Comprehensive Plan, the parcel is guided low density residential
development and allows for 1.6 to 3.0 units per net acre. The proposed three (3) single
family and net density of 2.70 units per acre is consistent with the Comprehensive Plan.
The site is located in Planning District 2 and is guided for low density residential
development. There are no specific planning recommendations for this site.
Housing Plan
A goal of the housing plan is to maintain existing housing stock to insure a high-quality
environment in all residential neighborhoods. It is a policy to encourage in-fill housing
where appropriate.
Jansen Addition meets the goals of the housing plan by supporting in-fill housing.
Economic Development
The three (3) lot single family residential development does not negatively impact the
City’s economic development plan.
Transportation Plan
A goal of the transportation plan is to ensure that streets are as safe as possible. Lois
Lane and Arlo Lane are minor collector roads and they both have capacity to
accommodate one (1) new single family home.
Local Water Management Plan
The purpose of the water management program protect, preserve, and use natural
surface and groundwater storage and retention systems and prevent erosion of soil into
surface water systems.
Jansen Addition protects the natural surface and groundwater storage with the
construction of a stormwater management infiltration basin. Erosion and sediment
control practices will also be implemented.
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Sanitary Sewer Plan
The goal of the sanitary sewer plan is to maintain the city’s residents and businesses
with an affordable and safe sanitary sewer system.
The existing house and two (2) new houses will be municipally served by 2” pressurized
system and 8” sanitary sewer main. The existing sanitary sewer system has capacity for
three (3) single family houses.
Water Supply Plan
A goal of the water supply plan is to provide residents and businesses with affordable
potable water that is safe and of high quality for daily consumption and fire demand.
The existing house and two (2) new houses will be municipally served by 8” watermain.
The existing water supply system has capacity for three (3) single family houses.
Parks, Greenways and Trails
A goal and policy of the parks, greenways and trails plan is to continue to development
and fund recreational activities in the City. The City will require cash in lieu of land
dedication for the two (2) new lots.
FINDINGS OF FACT-FINAL PLAT
Per Section 1001.057 Review, Approval or Denial:
(1)The Planning and Zoning Board shall consider the final plat and the Community
Development Department shall forward the Planning and Zoning Board
recommendations to the City Council. The following requirements shall be met before
consideration of the final plat by the Planning and Zoning Board:
(a)The final plat shall substantially conform to the approved preliminary plat and
phasing plan;
The final plat substantially conforms with the preliminary plat.
(b)For plats that consist solely of individual single family residential lots, final plat
applications for subsequent phases shall not be approved until building permits
have been issued for 40% of lots in the preceding phase. This division applies
only when the preceding phase consists of 40 or more lots; and
This is a three (3) lot single family residential subdivision and will be platted in one (1)
phase.
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(c) Conditions attached to approval of the preliminary plat shall be substantially
fulfilled or secured by the development agreement, as appropriate.
The conditions of the preliminary plat have been substantially fulfilled. Securities will be
required with a Development Agreement.
RECOMMENDATION
Staff recommends approval of the Jansen Addition final plat with the following
conditions:
1. The existing house on proposed Lot 2, Block 1, Jansen Addition shall connect to
municipal watermain and municipal sanitary sewer.
2. The private septic system located on proposed Lot 2, Block1, Jansen Addition
shall be removed.
3. The private well located on proposed Lot 2, Block1, Jansen Addition shall be
capped if it cannot be used for private irrigation.
4. The new houses on proposed Lots 1 and 3, Block 1, Jansen Addition shall connect
to municipal watermain and municipal sanitary sewer main.
The following items shall be addressed prior to release of the final plat mylars:
1. Comments from City Engineer Memo dated April 3, 2024 shall be addressed.
2. The existing shed shall be removed.
3. The existing fence shall be relocated onto proposed Lot 2, Block 1, Jansen
Addition.
a. An approved zoning permit is required to relocate the existing fence.
4. Sheet S2, Preliminary Plat:
a. A note shall be added to the preliminary plat stating, “Lots 1-3 may have
limited ability to construct accessory structures due to oversized drainage
and utility easements.”.
The following items shall be addressed prior to issuing building permits for Lot 1 or Lot
3, Block 1, Jansen Addition:
1. The existing house on proposed Lot 2, Block 1, Jansen Addition shall connect to
municipal watermain and municipal sanitary sewer.
2. Proof that the private septic system on Lot 2, Block 1, Jansen Addition has been
properly removed shall be submitted to the City upon completion.
3. If removed, proof that the private well located on Lot 2, Block 1, Jansen Addition
has been properly capped shall be submitted to the City upon completion.
a. A note shall be added to the certificate of survey submitted with the
building permit applications for Lots 1 and 3 stating, “Lot may have
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limited ability to construct accessory structures due to oversized drainage
and utility easements.”.
ATTACHMENTS
1.City Engineer Memo dated April 3, 2024
2.Jansen Addition Preliminary Plat
3.Jansen Addition Final Plat
178 E 9TH STREET | SUITE 200 | SAINT PAUL, MN | 55101 | 651.286.8450 | WSBENG.COM Memorandum
To: Katie Larsen, Lino Lakes City Planner
From: Kris Keller PE, WSB
Diane Hankee PE, Lino Lakes City Engineer
Date: April 3, 2024
Re: Jansen Addition
Final Plat & Civil Plan Review
024233-000
As requested by City staff, WSB reviewed the Final Plat and Civil Plans for the Jansen Addition in
Lino Lakes, MN, prepared by Plowe Engineering and received March 8, 2024. Our comments
were made on the following documents:
•Jansen Addition – Civil Plans prepared by Plowe Engineering, dated February 29, 2024.
•Jansen Addition – Site Drainage Narrative and Calculations prepared by Plowe
Engineering, dated February 29, 2024.
•Jansen Addition – Certificate of Survey prepared by EG Rud & Sons, dated February 14,
2024.
•Jansen Addition – Final Plat prepared by EG Rud & Sons, dated February 27, 2024.
The following review comments should be responded to in writing by the applicant. There are
additional redline comments on the plan set that should be responded to as well. Not all redline
comments are in the review memo.
Plowe (2/29/2024) responses in red.
WSB (4/3/2024) responses and new comments in blue.
Engineering
•Grading
The Jansen Addition grading consists of grading the original single-family lot to create
three (3) single-family lots and an infiltration basin. The infiltration basin treats the rear
drainage from the three lots while the remaining drainage flows to Lois Lane to the south.
Comments:
1.Call out the proposed high point on the east side of Lot 1
•Adjust proposed contours to maintain minimum 2% slope where
possible
(Plowe 2/29/2024) Spot elevation added (assuming Developer will receive
permission from Utility providers and neighbor) and swales reconfigured.
2.There is an existing low area at the southeast front corner of Lot 1
•Consider coordinating with the adjacent existing property owner to fill in
the low area and prevent it from backing up to the east.
Attachment 1: City Engineer Memo dated April 3, 2024
Ms. Katie Larsen
4/3/2024
Page 2
Jansen Addition Engineering Review
(Plowe 2/29/2024) Note added.
•Adjust grading along the eastern side lot line of Lot 1 to allow for
drainage to reach the street.
(Plowe 2/29/2024) Grades adjusted and note added.
3.Shift the northern limit and overflow weir of the infiltration basin to the south
10' to allow for overflow drainage to be established on this property prior to
discharging to the north
(Plowe 2/29/2024) Basin Outlet shifted southward
•Stormwater Management
Stormwater management for the site consists of a proposed infiltration basin. However,
based on site layout, stormwater management is not required under City ordinance.
Comments on the proposed stormwater design are offered below.
Pre- and Post- Development Discharge Rates (cfs)
Condition 2-Year 10-Year 100-Year 10-Day Snowmelt
Existing 0.61 2.01 6.17 Not required
Proposed 0.51 1.21 5.65 Not required
Comments:
1.To be conservative in HWL modeling, exfiltration cannot be modeled as an
outflow. Please remove exfiltration on node P1 of the proposed conditions
HydroCAD model and update the 100-yr HWL accordingly.
(Plowe 2/29/2024) Exfiltration removed.
2.Permanent turf reinforcement matting such as Armormax is not allowed as a
form of stabilization for BMP overflows. Riprap can be extended to cover the
overflow weir.
(Plowe 2/29/2024) Riprap used.
3.While noted in the infiltration basin detail, please show silt fence around the
basin on the erosion control plan sheets to ensure proper sediment control is
provided.
(Plowe 2/29/2024) Silt fence added.
•Water Supply
The proposed water will be supplied by three existing 1-inch Type K copper services
extended to the lots.
Comments:
1.An additional water and sanitary sewer service stubbed from Arlo Lane will
need to be removed back to the main. Restoration to include;
•Roadway section shall be 3.5” bit over 8” class 5
•Curb and gutter - see City standard details.
Ms. Katie Larsen
4/3/2024
Page 3
Jansen Addition Engineering Review
(Plowe 2/29/2024) Details added.
2.Show connecting the existing house (Lot 2) to the provided sanitary sewer
and water service stubs with construction
•Water service stub is 1" copper (Type K)
(Plowe 2/29/2024) Connection Made.
3.Abandon/seal the existing well for Lot 1 per MDH requirements with
construction
•Note the existing well may be left in place for non-potable irrigation use
if MDH setbacks can be met from the proposed utility services
(currently they do not appear to meet setback requirements).
(WSB 3/22/2024) – Shown as abandoned/sealed. Abadon per
Minesota Department of Health requirements
•Sanitary Sewer
The proposed sanitary sewer will be supplied by an existing 4-inch diameter Schedule 40
PVC gravity service pipe (Lot 3) and two 1¼” diameter Schedule 40 PVC low pressure
service pipes (Lots 1 & 2) extended to the lots from Arlo Lane and Lois Lane. Lots 1 & 2
will require E-One or approved equal grinder pump stations to connect to the City system.
Comments:
1.Show septic system for existing house (Lot 2)
•Remove existing septic system per Anoka County requirements with
construction
(Plowe 2/29/2024) Note added.
2.Show connecting the existing house (Lot 2) to the provided sanitary sewer
and water service stubs with construction
•Sanitary sewer service stub is 1 1/4" PVC SCH 40
•Show installation of E-One or equivalent grinder pump station
(Plowe 2/29/2024) Notes added.
3.Show existing sanitary sewer stubs to Lots 1 & 2 as 1¼” diameter Schedule
40 PVC
(Plowe 2/29/2024) Notes added.
4.Provide a casting for the cleanout (if necessary) in the driveway
(Plowe 2/29/2024) Existing plug can be adjusted (per Supplier information)
to match new driveway grade.
(WSB 3/22/2024) – There are concerns with the durability of plastic over
time and that the driveway may settle around the cleanout exposing it.
-Verify acceptability of adjustable plug with City Public Works
5.Use 1 ¼” HDPE for Lots 1 & 2 proposed sanitary sewer service connection
type
Ms. Katie Larsen
4/3/2024
Page 4
Jansen Addition Engineering Review
•Transportation
There is minimal impact to traffic or roads as this development simply splits the existing
single-family lot into three smaller single family lots which will not generate significantly
more traffic.
•Trails and sidewalks
There are no existing trails or sidewalks adjacent to the proposed development with
none being proposed
•Wetlands and Mitigation Plan
There are no wetlands identified on the site
•Landscaping
The Jansen Addition Site Landscape Plan has been reviewed by staff and the City’s
Environmental Coordinator. The Environmental Coordinator will provide separate comments.
•Floodplain
The Jansen Addition does not impact floodplain.
•Drainage and Utility Easements
The current drainage and utility easements are being maintained from the original single-
family lot (10’ front and 30’ back; 5’ sides). Additional easements have been added
around the perimeter of the smaller lots and the infiltration basin (minimum 10’ front and
back; 5’ sides and containing the basin HWL (906.6)).
•Development Agreement
A development agreement will be required with the final plat.
•Grading Agreement
No grading agreement is required for this site.
Ms. Katie Larsen
4/3/2024
Page 5
Jansen Addition Engineering Review
•Stormwater Maintenance Agreement
The stormwater facilities will be privately maintained and a Declaration for Maintenance of
Stormwater Facilities will be required. The City of Lino Lakes shall be party to the
Declaration.
(Plowe 2/29/2024) Agreement submitted for review
•Permits Required
1.City of Lino Lakes Zoning Permit for Construction
2.Rice Creek Watershed Permit for Rule D (Erosion and
Sediment Control)
3.NPDES General Construction Permit
If you or the applicant have any questions regarding these comments, please contact Kris
Keller at (612) 419-3083 or kkeller@wsbeng.com. You may also contact Diane Hankee at (651)
982-2430 or dhankee@linolakes.us.
Attachment 2: Jansen Addition Preliminary Plat
Attachment 3: Jansen Addition Final Plat