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HomeMy WebLinkAbout06/12/2024 PZ Combined PacketMeeting guidelines on reverse side. PLANNING & ZONING BOARD AGENDA Wednesday, June, 12, 2024 Broadcast on Cable TV Channel 16 and northmetrotv.com/lino-lakes-stream ADVISORY BOARD MEETING, 6:30 P.M. Council Chambers (televised) 1. Call to Order and Roll Call 2. Pledge of Allegiance 3. Public Comment (sign-in prior to start of meeting per Rules of Decorum) 4. Setting the Agenda: Addition or Deletion of Agenda Items 5. Approval of Minutes: May 8, 2024 6. Action Items A. Madinah Lakes PUD Concept Plan Review 7. Discussion Items A. Project Update ADJOURNMENT CITY OF LINO LAKES ADVISORY BOARD MEETING GUIDELINES Advisory boards are fact-finding bodies established to aid the City Council in specific areas. The decisions of any board are considered advisory only and all final decisions rest with the City Council. Board meetings shall operate in accordance with the procedures established by the City Council. The following meeting guidelines are derived from the City Council Rules of Decorum. Members of the Audience – No person in the audience shall engage in disorderly or disruptive conduct such as audible commentary during a meeting, hand clapping, stamping of feet, whistling, using profane language, yelling and similar demonstrations, which conduct disturbs the peace and good order of the meeting. Public Comment– Comments from the public will be accepted on any matter, whether on the agenda or not. Comments will not be accepted during specific agenda items unless a Public Hearing has been noticed. Please remember to be courteous and respectful and abide by the following guidelines: • Sign-in prior to the start of the meeting • Step up to the microphone when recognized by the Presiding Officer (Chair or Vice-Chair) • State your name and address for the record • State the subject to be discussed • Limit comments to 4 minutes • Address comments to the board as a whole, not any specific member • No question may be asked of a board member or staff member without the permission of the Presiding Officer (Chair or Vice-Chair) • Elect a spokesperson for a group of persons who wish to address the board on the same subject Public Hearing – A public hearing is a separate item of business on the agenda. It gives the public an opportunity to comment on the topic identified. Please remember to be courteous and respectful and abide by the guidelines outlined for public comment (although no sign-in required). Typically, a public hearing proceeds as follows: 1. The Presiding Officer (Chair or Vice-Chair) will announce the agenda item and staff will present their report. 2. Board members have the opportunity to ask staff questions about the item. 3. The Presiding Officer (Chair or Vice-Chair) opens the public hearing and will recognize those who want to speak. 4. The Presiding Officer (Chair or Vice-Chair) shall close the public hearing. 5. The Board will then discuss the item. No further public comments are allowed. 6. The Board will make a recommendation and/or decision. After a motion has been made or a public hearing has been closed, no member of the public shall address the board from the audience on the matter under consideration. The Presiding Officer (Chair or Vice-Chair) shall maintain strict order and etiquette at all meetings. 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 May 8, 2024. 2. PLEDGE OF ALLEGIANCE 3. PUBLIC COMMENT Mr. Root declared open mike at 6:32 p.m. There were no public comments. Mr. Vojtech moved to close public comment. Motion seconded by Mr. Kohler. Public comment was closed at 6:32 p.m. 4. APPROVAL OF AGENDA Mr. Kohler wanted to add 7C, notifying staff to review CUP procedures at the next Board meeting. 5. APPROVAL OF MINUTES Mr. Laden moved to approve the April 10, 2024, meeting minutes with one change. Motion seconded by Mr. Wipperfurth. Motion carried 7 – 0. DATE: May 8, 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, Suzy Guthmueller MEMBERS ABSENT: None STAFF PRESENT: Katie Larsen, Diane Hankee, Michael Grochala Julie Whitney Planning & Zoning Board May 8, 2024 Page 2 DRAFT MINUTES 6. ACTION ITEMS A. Linda Avenue Addition Preliminary Plat Ms. Larsen presented the staff report. The applicant, James Christiansen, is proposing to subdivide the existing lot located at 6217 Hodgson Road into two (2) lots for the purpose of constructing two (2) new single family houses. The lot is 1.37 gross acres (59,795 sf). Mr. Root opened the public hearing at 6:44 p.m. No one was present for the public hearing. Mr. Evenson moved to close the public hearing. Motion seconded by Mr. Wipperfurth. The public hearing was closed at 6:45 p.m. Mr. Laden moved to approve the preliminary plat subject to conditions listed in the staff report. Motion seconded by Mr. Evenson. Motion carried 7 - 0. B. Drilling Estates Preliminary Plat and Final Plat Ms. Larsen presented the staff report. The applicants, Lloyd & Linda Drilling, are proposing to adjust the lot line between 7185 Mound Trail and 7193 Mound Trail. No new lots are being created. The City of Centerville will also be processing the application as these two properties are partially in both cities. The homeowner, Linda Drilling, 7185 Mound Trail, Lino Lakes, MN 55014. Mrs. Drilling thanked the Board and Staff for their work on the project. She explained the reason for the adjustment. Mr. Root opened the public hearing at 6:55 p.m. No one was present for the public hearing. Mr. Wipperfurth moved to close the public hearing. Motion seconded by Mr. Vojtech. The public hearing was closed at 6:56 p.m. Mr. Vojtech moved to approve the preliminary plat and final plat subject to conditions listed in the staff report. Motion seconded by Mr. Guthmueller. Motion carried 7 - 0. Planning & Zoning Board May 8, 2024 Page 3 DRAFT MINUTES 7. DISCUSSION ITEMS A. Architectural Design Staff is requesting Planning and Zoning Board direction regarding the establishment of an architectural design overlay district for high visibility areas. The Planning and Zoning Board discussed the possible need for higher architectural design standards in high visibility areas at the February 13, 2024 meeting. This item was discussed at the April 10, 2024 meeting. The board indicated that a review of areas throughout the City should be undertaken, focusing on industrial locations. Potential overlay corridors would be Lake Drive and 35W Corridor and Main Street and 35E Corridor. Mr. Grochala discussed the buildings that are there now and availability for future development. Mr. Wipperfurth expressed that he would like to see buildings like Fiji Cube in the City corridor. He said he was not as concerned about the view from the highway. Mr. Evenson stated he thought the view from the highway was important and thinks the City should be more strict. Mr. Grochala stated our ordinance now does not allow exterior storage if it is abutting the freeway. Mr. Grochala asked the Board which districts and corridors should be included and what additional requirements should be considered. He identified some areas that they may want to include. Mr. Wipperfurth thought that the 35E corridor was a prime opportunity to impact that part of the City. Mr. Laden was concerned about Otter Lake Road development and thought it could be an important corridor. The Board was in agreement regarding the 35E corridor. Mr. Wipperfurth thought the 35W corridor should still be included. Mr. Grochala said the City would need to be cognizant of the cost with the additional standards. Mr. Evenson questioned if there could be any incentive given to the potential builder to reduce the requirement for something else if they present something grandeur for the building. Mr. Laden thought outdoor storage should be eliminated for Lake Drive. Mr. Grochala said that requirement could be added. Mr. Root expressed that he did not think commercial property should be excluded. Mr. Grochala said commercial property is already subject to the three material classes. B. Project Updates Mr. Grochala provided an update on projects. Planning & Zoning Board May 8, 2024 Page 4 DRAFT MINUTES C. Reviewing CUP Procedures Mr. Kohler requested a refresher on CUP procedures and under what conditions a CUP is issued. Mr. Laden asked if it would be possible for Jay Squires, the City Attorney, to review planning with the Board. Michael thought that would be beneficial. Mr. Wipperfurth moved to adjourn the meeting. Motion seconded by Mr. Vojtech. Meeting adjourned at 7:44 p.m. Respectfully submitted, Julie Whitney – Community Development Administrative Assistant 1 PLANNING & ZONING BOARD AGENDA ITEM 6A STAFF ORIGINATOR: Katie Larsen, City Planner P & Z MEETING DATE: June 12, 2024 REQUEST: Madinah Lakes PUD Concept Plan Review CASE NUMBER: PC2024-001 CR2024-001 APPLICANT: Zikar Holdings Attn: Faraaz Yussuf 12301 Central Avenue NE Blaine, MN 55434 OWNER: Robinson Landscaping, Inc. Attn: Harold Robinson 310 Main Street Lino Lakes, MN 55014 REVIEW DEADLINE: Complete Application Date: April 25, 2024 60-Day Review Deadline:June 24, 2024 60-Day Extension Deadline:August 23, 2024 Environmental Board Meeting: May 29, 2024 Park Board Meeting: June 5, 2024 Planning & Zoning Board Meeting: June 12, 2024 City Council Work Session: July 1, 2024 City Council Meeting: N/A BACKGROUND The applicant, Zikar Holdings, is proposing a master planned development located on the Robinson sod farm property south of CSAH 14 (Main Street) and east of CR 53 (Sunset Avenue). The development contains 4 parcels totaling approximately 156 gross acres and consists of mix of residential housing types, commercial development, and a religious building. The proposed development is called Madinah Lakes. 2 The Land Use Application is for the following: • PUD Concept Plan/Concept Plan (“concept plan”) Future land use applications may include: • Environmental Assessment Worksheet (EAW) or Alternative Urban Areawide Review (AUAR) • Rezone property from R, Rural to PUD, Planned Unit Development • PUD Preliminary Plan/Preliminary Plat • PUD Final Plan/Final Plat This staff report is based on the following submittals: • Narrative prepared by Zikar Holding dated April 17, 2024 • Concept Plan prepared by Sathre-Bergquist, Inc. dated April 22, 2024 • Yield Plan prepared by Sathre-Bergquist, Inc. dated April 22, 2024 • Resource Inventory prepared by Sathre-Bergquist, Inc. dated April 22, 2024 ANALYSIS History Robinson Lakes In October 2006, a concept plan for Robinson Lakes submitted by Lino Lakes Development, LLC was reviewed at a Council Work Session. The concept plan included 680 acres of Robinson property located both north and south of Main Street. The plan included a residential mix of single family homes, multi-family and active adult multi- family. Lakes, open space and greenway system with parks and trails were incorporated throughout the development. This project did not move forward due to the onset of a housing recession. Promenade In February 2022, a concept plan for Robinson Property submitted by Integrate Properties, LLC was reviewed at a Council Work Session. The concept plan included 157 gross acres south of CSAH 14 (Main Street) and consisted of a mix of housing types totaling 707 housing units. In October 2022, the Council approved a Record of Decision and Making a Negative Declaration on the Need for an Environmental Impact Statement for Robinson Sod Farm 3 EAW. The EAW evaluated two (2) development scenarios, the PUD Concept Plan with 557 dwelling units and the Yield Plan with 707 dwelling units. In November 2022, a revised concept plan was reviewed by the Planning & Zoning Board. The proposed development was renamed Promenade. This project did not move past concept plan review. Moratorium On April 1, 2024 and May 28, 2024, the City Council discussed the consideration of a development moratorium in light of two potential projects proposed in the northwest quadrant of the City. These projects, Pulte/Del Webb and Madinah Lakes, include approximately 400 acres of the existing sod farm area north and south of Main Street. No moratorium has been adopted by the City Council at this time. The City will continue to review this PUD Concept Plan application. If a moratorium is adopted, review may be discontinued. The City’s review and comments on the proposed concept plan’s relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. These are high level comments and depending on the outcome of the proposed moratorium, the concept plan may change. Current Proposal Please see the attached applicant’s narrative for a detailed description of the project. Residential The applicant is proposing the following mix and number of housing types: Housing Type Lot Width # Units Single Family Lots = 75 ft 33 Single Family Lots = 65 ft 91 Single Family Lots = 55 ft 81 Townhomes (row) = 101 Apartment Units (2 Buildings x 42 units)= 84 Townhomes (back to back) = 44 4 TOTAL = 434 Single family detached home neighborhoods are located in the northwest section and southeast quadrant of the site. The townhome neighborhood is located in the northeast quadrant. Trails, sidewalks, stormwater ponds and lakes are included throughout the development. A 1.6 acre park is shown with pavilion, pickleball courts and tot lot. Commercial The applicant is proposing approximately 4.8 acres of commercial development in the northeast quadrant of the site adjacent to CSAH 14 (Main Street). The concept plan shows a commercial building (20,460sf footprint) with restaurant/coffee shop/retail on the first floor and banquet hall on the second floor, a standalone grocery store (7,450 sf, and a daycare (5,500 sf) with play area. Religious Building The applicant is proposing a 48,400sf mosque in the center of the site. Existing Conditions The predominant existing land use is agricultural related to Robinson Sod Farm. The MLCCS classification is sod on hydric soils. Public ditch ACD 10-22-32 and private ditches drain the site south. Wetlands appear to be located along the ditch corridors. A majority of the site is in the floodplain and mitigation will be utilized for stormwater management (lakes and ponds), creation of a multi-functional greenway system (parks and trails) and providing fill for house pads, streets and other upland areas. A 100ft wide pipeline easement and a 90ft wide transmission utility bisects the southeast quadrant of the site. Surrounding Zoning and Land Use Direction Zoning Current Land Use 2040 Future Land Use North R, Rural Agricultural Mix of Residential Densities South PUD (Century Farm North) Agricultural Medium Density East R, Rural Rural Residential High Density & Low Density West FR, Farm Residence Wetland/Open Space LDR, Low Density Residential 5 (City of Blaine) Surrounding land uses include medium density single family detached homes and townhomes to the south in Century Farms North. Larger rural residential lots exist to the east and to the southeast along Carl Street. Comprehensive Plan Land Use The 156 acre site has multiple land use designations per the City’s 2040 Comprehensive Plan creating somewhat of a checkerboard patterned look. These land uses include low density, medium density, high density and planned residential/commercial. The checkerboard areas are not intended to be strict land use and density boundaries but should be considered somewhat flexible in order to accommodate development. Per the 2040 Comprehensive Plan, the site is located in Planning District 2 and includes Planned Residential/Commercial areas. The Comprehensive Plan states: • “Planning District 2 includes Planned Residential/Commercial areas. o The Robinson Farm and Main Street site is planned to accommodate an 80/20 percent mix of residential and commercial. While allowed in all areas, commercial development will be required in at least one quadrant. To ensure implementation the City may choose to rezone land to a compatible neighborhood commercial zoning district upon completion of a corridor plan. A Master Plan for the Main Street Corridor between Sunset Avenue and 4th Avenue should be completed.” It is important to note the 80/20 percent mix is related only to the approximate 40 acres of land guided for Planned Residential/Commercial. The Robinson Farm and Main Street site referenced in the Comprehensive Plan includes property on both the north and south side of Main Street. The proposed development is only on the south side of Main Street. It includes 20 acres of land guided for Planned Residential/Commercial which would support 4 acres of commercial development (20 acres x 20% = 4 acres.) The proposed development includes 4.8 acres of commercial which is consistent with the 2040 Comprehensive Plan. Density The following chart summarizes the site’s general density range per gross and net acres: 6 Allowed Units per Acre Allowed # Units Comp Plan Gross Acres Net Acres Low High Low High Low Density Res 76.16 54.25 1.6 3.0 87 163 Medium Density Res 23.84 20.73 4.0 6.0 83 124 High Density Res 39.44 28.67 6.0 8.0 172 229 Planned Res / Comm 16.30 5.21 8.0 10.0 42 52 TOTAL 155.73 108.86 383 569 GROSS DENSITY 2.5 3.7 NET DENSITY 3.5 5.2 The preliminary net density ranges would be 3.5 to 5.2 units per net acre which equates to a range of 383 to 569 housing units. The applicant is proposing 434 housing units which is consistent with the density range. It should be noted that net acreage will be re-calculated based on post-development during the preliminary plat process. Gateway The intersection of Main Street and Sunset Avenue is identified as a Gateway location in the City’s 2040 Comprehensive Plan. Guidance for Planning District 2, states that a gateway should be planned and created at this location. The City undertook a gateway planning process in 2023. The Sunset and Main Street intersection was included in this process and a preferred concept was completed. The intersection is proposed to have a landscaped roundabout and Lino Lakes monument sign. A seating area is also proposed in the southeast corner of the intersection adjacent to the planned greenway connection. With the exception of a utility conduit running to the RAB, no improvements are included in the current reconstruction project. The existing rural section of roadway limited placement of new facilities at this time. A more comprehensive design will need to be completed as development is considered north and south of the intersection. Growth Management Strategy Page 3-17 of the 2040 Comprehensive Plan details the City’s Growth Management Strategy. The strategy works in conjunction with the City’s utility staging plan. 7 One strategy criterion is that the City will plan to accommodate an annual average of 230 units per year over each 5-year phasing period not to exceed 345 units in any one year. From 2010 to 2023, the City’s average annual number of units is 118. This is less the allowed 230 unit annual allocation. Current Zoning and Land Use Current Zoning R, Rural Current Land Use Agricultural Future Land Use per 2040 Comp Plan Low Density, Medium Density, High Density and Planned Residential/Commercial Utility Staging Area Stage 1A (2018-2025) Stage 1B (2025-2030) Rezoning The property is currently zoned R, Rural. The R, Rural zoning is a holding district until municipal water and sanitary sewer are available to the site and the property owner is interested in having the property developed. The property would need to be rezoned to PUD, Planned Unit Development in order to allow flexibility for lot widths and lot sizes and create a mixed used development. PUD Land Use and Conventional Zoning District Guidelines City Code Section 1007.024 details the PUD, Planned Unit Development requirements. The purpose of the PUD is to provide a zoning district that grants flexibility from certain conventional zoning regulations in order to achieve public benefits that may not otherwise be obtained under standard zoning regulations. These public benefits are detailed in City Code Section 1007.024(2) and discussed later in this report. City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning district standards. These conventional zoning district standards serve as guidelines but may be departed from to accomplish public value purposes. A summary of PUD public benefit vs PUD flexibility is provided at the end of this staff report. Staff Comments: 1. The applicant may need to provide additional public benefit in order to be considered for PUD zoning. Examples could be more open space, enhanced greenway corridor, wetland restoration, additional wetland buffers, higher architectural & building standards etc. 8 Residential Lot Size and Width The attached PUD Land Use and Conventional Zoning District Guidelines Chart details the PUD Land Use and correlating conventional residential zoning district. The chart also compares the proposed development to these guidelines. The proposed lot widths for the detached single family homes are 75ft, 65ft and 55ft. Lot depths appear to vary. PUD flexibility would be required for the 55ft and 75ft wide single family lots and potentially varying lot depths. Staff recommends establishing minimum lot width and lot depth requirements for the single family homes. As discussed during the previous Promenade concept plan and implemented in Lennar’s Watermark development, the following minimum lot sizes could be established: • Lot Size = Lot Width x 130 ft Lot Depth o Example: 55 ft lot width x 130 ft = 7,150 sf 65 ft lot width x 130 ft = 8,450 sf 75 ft lot width x 130 ft = 9,750 sf Watermark also allowed for 120 ft lot depths on lots abutting open space. Per the attached Madinah Lakes concept plan, these lots could be those abutting larger storm water ponds if on wider greenways Per the subdivision ordinance, minimum lot area for urban lots shall consist of buildable land exclusive of utility transmission easements or water course easements that encumber lot development. The minimum lot areas shall also consist of buildable land exclusive of oversized easements or buffers. The proposed townhomes and multi-family lot housing types appear to meet minimum lot size and width requirements as detailed on the chart. Setbacks The following charts compare the conventional City ordinance requirements to the proposed setbacks. Residential Single Family City Ordinance Requirement Proposed Setbacks PUD Flexibility Required? Street ROW R-1 = 30 ft R-2 = 25 ft 30 ft No 9 Rear Lot Line R-1 = 30 ft R-2 = 25 ft 30 ft No Side Lot Line R-1 & R-2 = 5 ft garage/ 10 ft house 7.5 ft and 7.5 ft Yes Townhomes City Ordinance Requirement Proposed Setbacks PUD Flexibility Required? Private Street R3 = 25 ft R4 = 25 ft R5 = 25 ft 30 ft No Rear Lot Line R3 = 30 ft R4 = 30 ft R5 = 30 ft 30 ft No (deck/patio cannot extend into setback) Side Lot Line R3 =10 ft R4 = 20 ft R5 = 20 ft 30 ft No Multi-Family City Ordinance Requirement Proposed Setbacks PUD Flexibility Required? Street ROW R4 = 30 ft R5 = 30 ft 74 ft No Rear Lot Line R4 = 30 ft R5 = 30 ft 46 ft No Side Lot Line R4 = 20 ft R5 = 20 ft 40 ft No PUD flexibility would be required to allow for reduced side lot line setbacks on the single family lots. Staff Comments: 1. City Code Section 1007.024(6) further details Urban Residential Planned Unit Development requirements in regards to municipal water and sanitary sewer services, density, open space, neighborhood performance standards and yards. The applicant shall demonstrate these requirements are met. 2. The townhome decks/patios cannot extend into street setback. 3. A minimum 50-foot wide buffer shall be provided in compliance with § 1007.049 on the single family lots abutting CSAH 14 (Main Street) and CR 53 (Sunset Ave). 10 4. A minimum 20-foot wide buffer shall be provided in compliance with § 1007.049 on the townhome lots abutting the street extending to the east lot line and on the single family lots abutting Carl Street. Commercial City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning district Development Standards. Land guided Planned Residential/Commercial uses the conventional R-5 zoning district as guidelines. Per City Code Section 1007.115(11) R-5, R-5 Requirements Commercial Proposed Commercial PUD Flexibility Required? Min. Lot Size 20,000 sf 4.25 acres (base lot) No Min. Lot Width (base lot) 100 ft 400+ ft No Min. Lot Depth No minimum NA NA Building Setback From Streets CSAH 14 (Arterial Collector) 40 ft 50 ft No Local and Minor Collector Streets 30 ft 30 ft No Rear Yard Principal Structure 30 ft 50 ft No Side Yard Principal Structure 20 ft 60 ft No Impervious Surface 75% TBD TBD Lot size and setbacks appear to meet requirements. PUD flexibility is not required for the commercial development. Staff Comments: 1. City Code Section 1007.024(7) details Commercial or Industrial Planned Unit Development in regards to municipal water and sanitary sewer services, open space, and design standards that shall be met. Religious Building 11 The Religious Land Use and Institutionalized Persons Act (“RLUIPA”) is a federal law that was passed in 2000. It was enacted to address perceived problems in local governments using land use authority in a manner that discriminated against places of worship, and that imposed burdens on religious exercise. RLUIPA applies to all religions. Per City Code Section 1007.001, religious buildings are defined as: PUBLIC, EDUCATIONAL, AND RELIGIOUS BUILDINGS. Public or semi-public recreational buildings and neighborhood or community centers; limited to nursery, elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples, mosque, and synagogues Religious buildings are permitted by conditional use in the City’s rural and residential zoning districts. The mosque is generally located on land guided Planned Residential/Commercial. City Code Section 1007.024(4) details the PUD Land Use and correlating conventional zoning district Development Standards. Land guided Planned Residential/Commercial uses the conventional R-5 zoning district as guidelines. Per City Code Section 1007.115(11) R-5, R-5 Requirements Proposed Mosque PUD Flexibility Required? Min. Lot Size 20,000 sf 7.45 acres No Min. Lot Width (base lot) 100 ft 600+ ft No Min. Lot Depth No minimum NA NA Building Setback From Streets CSAH 14 (Arterial Collector) 40 ft NA NA Local and Minor Collector Streets 30 ft 200+ ft No Rear Yard Principal Structure 30 ft 50 ft No Side Yard Principal Structure 50 ft (per CUP) 200 ft No Impervious Surface 75% TBD TBD The conditional use permit for the religious building (mosque) would be processed as part of the PUD. City Code Section 1007.115(11)(f) further details specific conditional 12 use permit requirements such as 50 ft side yard setback, adequate screening, and adequate off-street parking. Lot size and setbacks appear to meet requirements. PUD flexibility is not required for the religious building. Staff Comments: 1. The mosque should be located closer to CSAH 14 (Main Street) to minimize traffic impacts and conflicts through the residential neighborhoods on Century Trail and Robinson Drive. Yield Plan As required per City Code Section 1001.026(4), the applicant submitted the attached yield plan. The yield plan shows the maximum number of dwelling units that would be permitted given the minimum lot size and lot widths for conventional subdivisions and other requirements of the Lino Lakes Zoning and Subdivision Chapters. The submitted yield plan indicates 127 single family lots (80ft wide), 362 townhomes, and 132 rowhomes for a total of 621 housing units. The proposed concept plan is 434 housing units. Staff Comments: 1. Under the Yield Plan Data chart, 84 apartment units are listed but the yield plan does not include apartments. The chart shall be revised. Building Design Standards and Other Performance Standards Building and architectural design standard review is not required at concept plan level. City Code Section 1007.043 details minimum residential, commercial and institutional building design standard requirements. The conventional residential zoning districts also provide addition requirements. Performance standards (architecture, parking spaces, lighting, landscaping, etc.) will be fully evaluated in with the complete submittal of PUD Preliminary Plan/Preliminary Plat. Staff Comments: 1. Staff suggests the applicant could submit preliminary architectural plans for concept plan review. 13 Subdivision Ordinance Blocks and Lots The proposed development provides a mix of residential and commercial uses and a religious building. The single family residential lots vary in width, depth, and lot size as may be allowed per the PUD flexibility. Outlots would contain wetlands, buffers, stormwater ponds etc. Per City Code Section 1001.097 (1) Length. The maximum length of blocks shall be 1,500 feet and the minimum length 400 feet. Blocks over 900 feet long may require pedestrianways at least ten feet wide at their approximate center. The use of additional pedestrianways to schools, parks and other destinations may be required. Pedestrian connection and trails to Sunset Avenue are provided at the street and northwest corner of the site. The existing house at 7902 Sunset Avenue should be incorporated into the development as large 2 acre lot. A ghost plat shall be submitted as part of the preliminary plat process. Connection of the existing house to municipal utilities shall be evaluated. Staff Comments: 1. A minimum 30-40ft wide pedestrianway/trail connection shall be made to CSAH 14 (Main Street) to break up the block. Streets and Alleys CSAH 14 (Main Street) is Principal Arterial road. CR 53 (Sunset Avenue) is a Major Collector road. Anoka County is constructing a roundabout at the intersection of CSAH 14 and CR 53. Internal streets consist of local streets and private streets intended to serve the site. Sidewalks are provided along streets. Per the City’s 2040 Transportation Plan and Planning District 2: • Plan for the extension of Sunset Road (CR 53) north to Pine Street. Development of the Robinson property to the north of Main Street will need to consider this extension. • Continue to implement the Main Street (CSAH 14) Access Management Study. • Work with Anoka County on the creation of a new full-access intersection on Main Street at a new road at the 200 block. 14 A new full-access intersection will be constructed at this location. • An east/west minor collector road extending to 4th Avenue is required. Per the 2040 Transportation Plan and the Access Management Plan, Robinson Drive is shown to extend east to 4th Avenue as the east/west minor collector. This serves as an important backage road to CSAH 14 (Main St), provides connectivity and efficient emergency response between neighborhoods, and distributes traffic throughout the area. Under the proposed plan, Robinson Drive is not a continuous roadway. It terminates at an intersection with another street that extends to the east lot line. However, due a large wetland complex, connection to 4th Avenue at this location may not be viable and it may have to shift north or south. The City completed a wetland delineation on property to the east in 2023. These factors should be reviewed as part of the street alignment evaluation. A secondary east/west connection to 4th Avenue shall be evaluated at Carl Street. The connection of local streets and neighborhoods is a standard transportation design practice and has been implemented throughout the City. For example, with the Saddle Club development and the connection of Fox Road and the St. Clair Estates connection to Hokah Drive and Sioux Lane. The Carl Street connection is also supported by Lino Lakes Public Safety-Police Division and Fire Division in order to provide faster and more direct emergency response to the entire area. Street connectivity is further supported by the following City Code Sections: § 1001.096 LAND REQUIREMENTS. (2) Proposed subdivisions shall be coordinated with surrounding properties and/or neighborhoods so that the city as a whole may develop efficiently and harmoniously. § 1001.100 STREETS AND ALLEYS. (3) Streets, continuous. Except for cul-de-sacs, streets shall connect with streets already dedicated in adjoining or adjacent subdivisions or provide for future connections to adjoining unsubdivided tracts, or shall be a reasonable projection of streets in the nearest subdivided tracts. The arrangement of thoroughfares and collector streets shall be considered in their relation to the reasonable circulation of traffic, to topographic conditions, to runoff of storm water, to public convenience and safety, and in their appropriate relation to the proposed uses of the area to be served. Private streets are proposed in the townhome neighborhoods. City Code Section 1007.054 Private Streets details private street requirements that shall be met. 15 Based on comments received during the Main Street/Sunset Roundabout design process Anoka County is planning a reconstruction of Sunset from Main Street to 109th. The design of these improvements may have an impact on traffic patterns within the adjacent developments. The internal and external collector system will need to be evaluated in light of this project. Staff Comments: 1. Local road right-of-way shall be a minimum of 60 ft wide. 2. Cul de sacs shall not exceed 500 ft in length and bulbs shall meet City standards. 3. Private streets shall be a minimum of 26 ft wide. 4. Private streets shall not exceed 300 ft in length. 5. Driveways onto private streets shall be a minimum of 25 ft in length. 6. The alignment of the internal local street and street accessing CR 53 shall be evaluated. 7. The location of the street extension to 4th Avenue shall be evaluated due to wetlands and ditch. 8. Access to CSAH 14 (Main Street) at Century Trail is required. 9. The access spacing from CSAH 14 (Main Street) to the local street and religious building driveway shall be evaluated. 10. Access and connection to Carl Street shall be evaluated. 11. A traffic study shall be required. 12. A noise study shall be required. 13. Lots shall not directly access Robinson Drive which is a minor collector street. Easements Staff Comments: 1. Standard drainage and utility easements at least 10 feet wide shall be provided along all lot lines. 2. Drainage and utility easements shall also be dedicated over stormwater management facilities. 3. Conservation easements and wetland buffers shall be required over wetlands, ditches, and greenway corridors. Stormwater Management and Erosion and Sediment Control The concept plan shows 10 stormwater ponds throughout the development. A multi- purpose greenway corridor incorporating trails, stormwater management, floodplain, ditches, open space has been incorporated into the development. Staff Comments 16 1. Deeper rear yard buffers along the stormwater ponds and lake shall be incorporated. 2. Public ditch ACD 10-22-32 shall have an average 50 ft wide (minimum 25ft wide) buffer from top of bank. a. This buffer shall be platted in an outlot owned and maintained by an HOA. Utilities Public water, sanitary, and storm sewer utilities will be installed within the development. Utilities exist along Robinson Drive and Century Trail. The site is located in Sanitary Sewer District 2 (Sub-district 2I). Flow is collected southward to MCES Meter M211 and Gravity Interceptor 8361 along North Road which passes southwest through Circle Pines. The site is located in Utility Staging Area 1A (2018-2025) and 1B (2025-2030). By resolution, the Council may move the one (1) parcel from Stage 1B (2025-2030) to Stage 1A (2018-2025). The site is proposed to be served by the municipal water system. The City’s 2040 Comprehensive Plan anticipates expansion of the system to serve this property and infrastructure is planned to accommodate the increased demand. However, ongoing litigation and water appropriation permit restrictions, related to White Bear Lake, have placed limitations on the system expansion and the City’s ability to implement its water supply plan. Dry weather conditions have placed greater than expected demands on the City’s production system over the past three years. Water quality concerns related to high level of manganese have resulted in plans to construct a water treatment plant and the need for replacement of well no. 2 Each of these factors must be considered when evaluating expansion of municipal utilities. The site provides opportunity to implement a stormwater reuse system for irrigation purposes. The system should be evaluated and implemented to the extent feasible to offset the use of municipal water for irrigation. The attached WSB City Engineer memo details additional information. Parks, Greenways and Trail Plan Per the June 5, 2024 Park Board staff report: Figure 10-2, Neighborhood Service Areas of the 2040 Comprehensive Plan depicts Century Farm North Park to serve as the neighborhood park for this area. The City 17 acquired approximately 6.3 acres of park back in 2011 when the Century Farm North development was platted. The 2040 Comprehensive Plan identifies a proposed Greenway System extended across the subject site. The PUD process provides the opportunity for the creation of a multi- functional greenway corridor that incorporates many attributes into one comprehensive design, including: • Interconnected trail system and parks • Protected open space and natural areas • Wetlands, including Wetland Management Corridor and buffers • Major and minor drainage routes and other elements of the local surface water management system (including stormwater ponds) • Floodplain management A greenway/park system was initially established to the south of the development site with the Century Farm North subdivision. That system was stubbed to the north from Robinson Drive and to the east from Century Trail. The developer has attempted to expand this system throughout the project. Opportunities for enhancement of the greenway system remain. The County Ditch corridor is the priority component of this greenway system. A connection should be made from the Century Trail connection across the County ditch. An Anoka County regional trail is planned to run along Main Street. This needs to be accommodated as part of the project development, as well as a trail on Sunset Avenue. Trail connections to the existing internal trail system should be provided. The developer has incorporated a link from the northwest corner of the site. Connections will also need to be added mid-block of the north road running parallel to Main Street, from Century Trail to the trail section shown running along the gas line easement, and to the eastern perimeter of the site. It should also be noted that a public value gained with a PUD is more fees collected through negotiated parkland dedication. Typically, in a PUD, only parkland dedication and trail construction costs are credited back to the developer. The actual land costs of trail corridor land is not credited back to the developer. This results in more parkland dedication fees collected by the City to be utilized in developing the park system. Staff Comments: 1. The June 5, 2024 Park Board staff report details recommendations. 2. The trail shall loop around the larger stormwater ponds on the west side of the development. 18 3. Trail corridors should be a minimum 30-40 feet in width above the high water level of ponds. Tree Preservation and Landscaping A Tree Preservation Plan and Landscape Plan in compliance with Section 1007.043 (17), Required Screening, Landscaping and Buffer Yards shall be submitted. Additional landscaping may be required as a condition of the PUD. Staff Comments: 1. A berm and landscaping will be required along the perimeters shared with Main Street, Sunset Avenue and Carl Street. 2. A noise study will be required with the PUD Preliminary Plan/Preliminary Plat. 3. Berm and/or any noise mitigation requirements shall be measured from rear yard ground elevation near the house to top of berm or fence. Environmental Review Record An Environmental Assessment Worksheet (EAW) is required. The threshold computation of 205 unattached units and 229 attached units is greater than one (1). As discussed at the May 28, 2024 Work Session regarding a potential moratorium on residential development, an Alternative Urban Areawide Review (AUAR) and master plan for the greater northwest quadrant of the City is being considered. This AUAR would replace the need for an individual EAW. Wetlands Per the May 29, 2024 Environmental Board staff report: There are wetlands indicated on the proposed project site. A wetland delineation will be required. Any wetland impacts related to the project will be mitigated for per Rice Creek Watershed District rules. The large wetland complex east of this project does extend onto the proposed project parcels and is part of the Wetland Management Corridor. A vegetated buffer with an average width of 50 ft. and a minimum width of 25 ft. will be required per Rice Creek Watershed District rules. A 50-foot buffer should be included adjacent to the County ditch system. Filling and mitigating for the private ditches running along the north and south perimeters even with Robinson Drive should be considered. These ditches are likely low quality 19 wetlands, and this space could be utilized to better effect by adding the space to the greenway system components. The proposed east/west collector street stubbed to the eastern property line appears to run into a large wetland complex that lies off-site on the rural lots. This road should be rerouted to run south of the wetland to minimize impacts to this Wetland Management Corridor. Floodplain The 2015 FEMA Floodplain Map indicates Zone A flood plain on a large portion of the site. Floodplain management shall be incorporated into the overall design of the site. The site will need to accommodate the same volume of flood storage currently on the site. Floodplain mitigation will be achieved through the construction of stormwater ponds and through raising site elevations. Floodplain impacts are subject to both City and Rice Creek Watershed District requirements. Staff Comments: 1. A Base Flood Elevation is required to be determined, using detailed methods acceptable by the Federal Emergency Management Agency (FEMA). 2. A FEMA CLOMR and LOMR are required for development. 3. A FEMA CLOMR shall be submitted with a PUD Preliminary Plan application. Shoreland District The subject property is not located within the Shoreland Management Overlay District. Additional City and Government Agency Review Comments Anoka County Anoka County Highway Department comments are provided in the attached letter. Anoka County Parks Department recommends the regional trail along the south side of Main Street be installed with this development. Lino Lakes Public Safety Police Division comments are provided in the attached letter. Fire Division comments are provided in the attached letter. Environmental Board 20 The Environmental Board reviewed the concept plan on May 29, 2024. Board recommendations are provided in the attached memo. Park Board The Park Board reviewed the concept plan on June 5, 2024. Board recommendations are park dedication cash in lieu of land and additional trail connections throughout the development. City Engineer City Engineer comments are provided in the attached memo. PUD Preliminary Plan/Preliminary Plat The City’s review and comments on the concept plan’s relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. A land use application for PUD Preliminary Plan/Preliminary Plat shall be required. If required by the City Council, the developer shall have a neighborhood meeting prior to submittal of a PUD Preliminary Plan/Preliminary Plat. PUD Public Benefit vs PUD Flexibility Summary Per City Code Section 1007.024: (2) The PUD, by allowing deviation from the strict provisions of this ordinance related to setbacks, heights, lot area, width and depths, yards, etc., may be considered by the City when it would result in one or more of the following public benefits: (a) Implementation of a master plan consistent with the Planning District objectives of the Comprehensive Plan. The need for a master plan for the Main Street Corridor between Sunset Avenue and 4th Avenue is identified in the 2040 Comprehensive Plan. At the May 28, 2024 Work Session, Council directed staff to initiate the process to consider a residential moratorium which could include an Alternative Urban Areawide Review (AUAR) and master plan for the greater northwest quadrant of the City. (b) Innovations in development that address growing demands for all styles of economic expansion, greater variety in lot size, configuration, home type, 21 design, enhanced architectural standards, and siting of structures through the conservation and more efficient use of land in such developments. The commercial component supports economic expansion. The development proposes a mix of residential housing types on a greater variety of lot sizes. The housing consists of single family houses, townhomes, rowhomes, and apartments. This variety in housing types supports life-cycle housing. The flexible site design configuration allows for the construction of an extensive greenway corridor and storm water management system and provides for a more efficient use of land. (c) Preservation and enhancement of desirable site characteristics such as wildlife habitat, unique natural resources, existing vegetation, natural topography, geologic features and reduction of negative impacts on the environment. The site has limited natural desirable site characteristics. Topography is flat agricultural land with poorly drained hydric soils, private ditches, and minimal significant trees. The existing public ditch and associated wetlands will be enhanced into an extensive multi- purpose greenway corridor and storm water management system. The corridor will also be protected by a vegetative buffer. The applicant is proposing green infrastructure and phytoremediation to further reduce negative impacts on the environment. (d) Creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. The applicant is proposing 55-65ft wide single family detached lots adjacent to existing 62ft wide single family lots in Century Farm North. Adjacent to the larger rural residential lots along Carl Street, 55ft wide lots are proposed; however, a landscaped berm and buffer provide separation from the varying land uses. Townhomes and apartments are proposed in the northeast section of the development near arterial and collector roads. (e) Efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. Allowing lot widths to be based on the specific housing products versus a one size fits all lot width provides an efficient use of land and lowers development and public costs. Private streets also result in efficient, smaller networks of utilities and streets. 22 (f) Mix of land use types. The development proposes a mix of residential housing types, commercial development, and a religious building. (g) Provision of a housing type or target housing price that is desirable to the City. The housing consists of single family houses on varying lot sizes, townhomes, rowhomes, and apartments. This variety in housing types supports life-cycle housing that is desirable to the City. (h) Other public benefits and values as recognized in the City’s Comprehensive Plan. Per the 2040 Comprehensive Plan, page 3-3 of the Land Use Plan: Goal 1, Policy e. details the following additional public values that are achieved in the Madinah Lakes concept plan: • Preserving open space, providing park dedication and trails, and/or providing stormwater management areas, in excess of minimum standards to implement the Greenway System, as amended, and Rice Creek Watershed District’s Lino Lakes Resource Management Plan, as amended • Using “Green” building and low impact development techniques • Restoring/enhancing ecological systems • Managing stormwater using natural filtration and other ecologically based approaches • Providing life-cycle and affordable housing • Diversifying the tax base to lessen the tax burden on residential properties Summary Public Benefit Gained: 1. Economic expansion 2. Greater variety of lot sizes and home types 3. Multi-functional greenway corridor and storm water management system 4. Vegetative buffer along public ditch 5. Landscaped berm and buffer separation from existing land uses 6. Efficient use of land and private streets resulting in smaller network of utilities and streets 7. Mix of residential and commercial land uses 8. Life-cycle housing supported by variety of housing types 23 9. Creation of more open space that is accessible to the public 10. More parkland dedication fees available for park development 11. Less dense residential development 12. Wider landscape buffers and trail corridors Flexibility Provided: 1. Lot Sizes < 10,800 sf (R-1) and 7,500 sf (R-2) 2. Lot Widths < 80ft (R-1) and 60ft (R-2) 3. Lot Depths < 135ft 4. Building Side Lot Line Setbacks (7.5 ft side) RECOMMENDATION Staff is requesting feedback from the Planning & Zoning Board: 1. Are there other Benefits Gained or Flexibility Provided? 2. Thoughts on PUD flexibility for lot widths, lot sizes, setbacks? 3. Should the applicant hold a neighborhood meeting prior to PUD Preliminary Plan/Preliminary Plat submittal? ATTACHMENTS 1. Site Location and Aerial Map 2. Applicant’s Narrative 3. 2040 Future Land Use Plan Map 4. Concept Plan, Surrounding Area Aerial Map, & Phasing Plan 5. Land Use Plan and Areas 6. Yield Plan 7. PUD Land Use and Conventional Zoning District Guidelines Chart 8. City Engineer Memo dated June 6, 2024 9. Environmental Coordinator Memo dated May 30, 2024 10. Fire Division Memo dated June 5, 2024 11. Police Division Memo dated June 5, 2024 12. Anoka County Transportation Division-Highway letter dated June 6, 2024 53 Robinson D r CenturyTrl Stallion Ln Morga n L n 14 Carl St Century Tr l 4thAveLoisLnCarl St LoisLnLegend Parcels City Mask June 5, 2024 ± Map Powered By Datafi 1 in = 600 Ft Madinah Lakes Site Location & Aerial MapAttachment 1: Site Location & Aerial Map -1 – 4/17/2024 "Madinah Lakes" - Vision for Development Nestled within the picturesque landscape of Lino Lakes lies a visionary community known as Madinah Lakes. Spanning approximately 156 acres, this development promises to redefine modern living by seamlessly blending residential, commercial, and communal spaces. The cornerstone of Madinah Lakes is its commitment to fostering a sense of belonging and community spirit. At its heart stands a magnificent Mosque, serving as a symbol of unity and faith for all Lino Lakes’ residents and visitors alike. Surrounding this focal point, a carefully curated mix of detached single-family homes, townhomes, rowhomes, and apartment buildings offer diverse housing options to suit every lifestyle, including senior living accommodations. In addition to thoughtfully designed residences, Madinah Lakes boasts an array of amenities aimed at promoting an active and vibrant lifestyle. A sprawling public park invites all Lino Lake’s residents to reconnect with nature, while interior trails and sidewalks encourage leisurely strolls and invigorating bike rides. By integrating these recreational spaces seamlessly into the fabric of the community, Madinah Lakes cultivates a sense of harmony between modern living and natural beauty. Central to the community's ethos is the vibrant commercial area, offering an array of amenities that meet the needs of both residents and the greater Lino Lakes community. Here, charming restaurants, inviting coffee shops, and essential services such as daycare and a grocery store create a bustling hub of activity. Additionally, a spacious banquet space provides a much-needed venue for gatherings and events, serving as a cornerstone of community life. Furthermore, Madinah Lakes is committed to environmental stewardship, evidenced by the conscientious restoration of the land. Currently the Robinson Sod Farm, the site's transformation includes the filling of private ditches and the preservation of vital wetlands, ensuring the preservation of local ecosystems. Notably, the preservation of public ditch 10-22-32 underscores the development's dedication to responsible land management and sustainable growth. Strategically situated within the thriving municipality of Lino Lakes, Madinah Lakes offers residents the best of both worlds: a tranquil retreat from the bustle of city life, coupled with unparalleled access to urban conveniences. With seamless connectivity to the region's transportation network, residents enjoy effortless commutes and convenient access to a myriad of amenities, both local and regional. In essence, Madinah Lakes represents more than just a residential development; it embodies a vision of inclusive, sustainable living where community, culture, and nature converge. Welcome to Madinah Lakes, where every day unfolds as a celebration of harmony, diversity, and possibility. Attachment 2: Applicant's Narrative -2 – 4/17/2024 “Madinah Lakes” Development Team: Developer – Zikar Holdings Faraaz Yussuf 12301 Central Ave NE, #205 Blaine, Minnesota 55449 Telephone: 651-497-7937 Email: Faraaz@zikarholdings.com Civil Engineering, Surveying & Land Planning – Sathre-Bergquist, Inc. Eric Johnson, P.E. Colyn Tvete, P.L.S. 14000 25th Ave N Plymouth, Minnesota 55447 Telephone: 952-476-6000 Email: ejohnson@sathre.com -3 – 4/17/2024 Property Ownership: The property is currently owned by Robinson Landscaping Inc, a company unaffiliated with the Developer, Zikar Holdings. Zoning/ Comprehensive Plan / Guiding This land is currently zoned Rural. The developer is requesting to submit a Planned-Unit Development (PUD zoning) for the site that aligns with City’s Comprehensive Plan/guiding. The land is currently guided 4 different uses (Low Density Residential, Medium Density Residential, High Density Residential, and Planned Residential/Commercial) in the 2040 Comprehensive Plan. The developer plans to develop the property to include aspects from each of the 4 guided land uses. Lot Sizes and Setbacks Single Family Residential Lots There are 3 sizes of single family lots proposed: 75’+ - 33 Lots 65’ – 91 Lots 55’ – 81 Lots Townhome Units – 101 Back to Back/Rowhome Units – 44 Apartment units – 84 Total = 434 Side Yard Setback: 7.5’/7.5’ (to garage and living). The Developer is proposing 7.5-foot and 7.5-foot side yard setbacks rather than 5’ and 10’ side yard setbacks in 3 Zoning. Front Yard Setback: 30 feet Corner Yard Setback: 30 feet Rear Yard Setback: 30 feet Site Analysis: The site is currently being used as a sod farm as part of Robinson Landscaping, Inc. The site is bordered on the north by Main Street (CSAH 14) and on the west is Sunset Ave (CR53). To the south is Century Farms (single family neighborhood). The property is also bordered to the south & east by larger lot residential properties. -4 – 4/17/2024 The site currently has existing buildings that service the Robinson Landscaping, Inc business, that access Main Street (CSAH14). As part of the development the office & buildings will be removed. Based on the USDA Web Soil Survey. The site has the following soils: -5 – 4/17/2024 A full geotechnical evaluation will be completed on site to determine what soils and how deep the water table is on site. This will be completed prior to the Preliminary Plat application. Being the site is currently being used as a sod farm, there will be minimal cutting/clearing of trees on the property. A tree inventory will be completed at the time of the Preliminary Plat application to determine the removal of trees and the required replacement per the City of Lino Lakes. Street Design: The proposed project will have local public streets that will be 30’ back to back within a 60’ ROW and 46.0’R cul-de sac within a 60’ ROW. Century Trail is proposed to be a Parkway with 80’ ROW and a median divided street section. A portion of the development includes private streets (24’ back to back) for the townhome/rowhome units. All streets will be constructed to the City of Lino Lakes standard street section. Parking lot areas are proposed for the Mosque, Commercial buildings, and apartment buildings. Utility Services: City sanitary sewer & water is available to service the proposed development through the existing Century Farms neighborhood. Stormwater: Stormwater modeling and a Stormwater Management Plan (SWMP) will be prepared to satisfy City of Lino Lakes & Rice Creek Watershed District requirements. Runoff from the site will be directed to storm sewer inlet locations, collected, and conveyed to the proposed treatment pond(s) and retention/filtration area(s). The ponds and filtration areas/basins will provide temporary storage of stormwater runoff, treatment of stormwater and sediment removal. Wetlands: Per the National Wetland Inventory (NWI), there are 2 wetlands on site, a series of private ditches, and a public ditch (10-22-32). The concept plan shows impacts to the wetland and private ditch areas. The public ditch 10-22-32 will remain intact and provide the required buffer/access needed. A wetland delineation report will be completed to determine the actual wetland areas on site. The impacts will be made accordingly after the report. -6 – 4/17/2024 Traffic: The Developer notes that a traffic study will be prepared/provided for review as part of the development process. Landscape Plan, Monuments, & Entrance: The Developer will work with the City to provide a landscape plan that meets City requirements and provides an aesthetically pleasing neighborhood. The project also includes a possible landscaped center median that will divide Century Trail. Homeowner’s Association and Restrictive Covenants: A Homeowners Association (HOA) will be created for this development. The Developer will prepare restrictive covenants and standards that will apply to the entire neighborhood during both the initial development and the overall operation of the subdivision once future homeowners control the HOA Board. A select group of builders will participate in the community. The restrictive covenants will be tailored to the Developer’s vision of the project. Each builder will be required to meet the specifics of building types, landscaping, and overall goals of the development. The developer is asking for feedback from City staff, based on the provided documents included in the Concept Plan Application package. 53 Robinson D r CenturyTrl Morga n L n Stallion L n 14 Centur y Trl Carl St 4thAveLoisLnCarl St Lois Ln Legend Parcels Urban Reserve Low Density Residential Medium Density Residential High Density Residential Planned Residential / Commercial Parks and Open Space Private Airfield City Mask June 5, 2024 ± Map Powered By Datafi 1 in = 600 Ft Madinah Lakes-2040 Future Land Use PlanAttachment 3: 2040 Future Land Use Plan Map Attachment 4: Conecpt Plan, Surrounding Area Aerial Map, & Phasing Plan Attachment 5: Land Use Plan and Areas Attachment 6: Yield Plan MADINAH LAKESPUD Land Use and Conventional Zoning District GuidelinesPUD Concept Plan dated April 22, 2024Correlating ConventionalLot Lot Lot Lot Lot Lot PUD FlexibilityPUD Land UseZoning DistrictHousing TypeWidth (ft) Depth (ft) Size (sf) Width (ft) Depth (ft) Size (sf) Required?Low Density ResR-1, Single Familysingle family80 135 10,800 75 130 9,750 YesR-1X, Single Family Executivesingle family90 135 12,825R-2, Two Family Residentialsingle family60 125 7,500 65 130 8,450 NoR-2, Two Family Residentialsingle family60 125 7,500 55 130 7,150 YesR-2, Two Family Residentialtwo-family (unit lot)50 150 7,500Medium Density Res R-2, Two Family Residentialsingle family60 125 7,500 65 130 8,450 NoR-2, Two Family Residentialsingle family60 125 7,500 75 130 9,750 NoR-2, Two Family Residentialtwo-family (unit lot)50 150 7,500R-3, Medium Density Residentialtwo-family (unit lot)50 NA 7,000R-3, Medium Density Residential max. 8 unit townhome (base) 100 NA 24,000 500+ NA 10 acres NoHigh Density Res R-4, High Density Residentialtwo-family (unit lot)50 NA 6,000R-4, High Density Residential townhome or other multi-family (base) 100 NA 20,000 300-600 NA 3-9 acres NoPlanned Res/Comm R-5, High Density Residential and Business townhomes (base)100 NA 14,000 300+ NA 1 acre NoR-5, High Density Residential and Business multi-family (base)100 NA 20,000TOTAL =Development Standards/GuidelinesProposed Development6/5/2024City of Lino Lakes PUD Land Use & Conventional Zoning-Madinah Lakes PUD Concept PlanAttachment 7: PUD Land Use and Conventional Zoning District Guidelines Chart 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: June 6, 2024 Re: Madinah Lakes Concept Plan Review 025482-000 As requested by City staff, WSB reviewed the Concept Plans for the Madinah Lakes Addition for a PUD prepared by Sathre-Bergquist and received April 29, 2024. The site is located south of Main Street (CSAH 14), east of Sunset Avenue (CSAH 53), and north of Robinson Drive and Carl Street. An Environmental Assessment Worksheet was not provided and should be completed for this site. Our comments were made on the following documents: •Madinah Lakes Concept Plan prepared by Sathre-Bergquist, received April 23, 2024. Engineering •Grading The Madinah Lakes development site grading will include grading for roads, stormwater facilities and rough lot grading. Site grading will need to meet all City requirements and match into the existing elevations of the surrounding County roads and private parcels. Comments: 1.Provide development grading plan meeting City requirements with preliminary plat submittal 2.There is a significant elevation difference between the northern lots and Main Street (CSAH 14) that will impact the required screening and affect the proposed grading plan lot depth. •Stormwater Management The proposed Madinah Lakes development is drained by a series of private ditches and roadway ditches west of Sunset Avenue (CSAH 53) and south of Main Street (CSAH 14) that tie into Anoka County public ditch 10-22-32 (ACD 10-22-32). ACD 10-22-32 flows south through the proposed Madinah Lakes development to Carl Street. ACD 10-22-32 continues south under Carl Street and ultimately discharges to Marshan Lake. Anoka County and Rice Creek Watershed District should review the preliminary drainage design concurrent to the City’s preliminary plat reviews. Attachment 8: City Engineer memo dated June 6, 2024 Ms. Katie Larsen 06/06/2024 Page 2 Madinah Lakes – Concept Plan - Engineering Review This would include coordinating with Anoka County with regards to the proposed roundabout at Sunset Avenue (CSAH 53) and Main Street (CSAH 14) at the northwest corner of the site and integrating the associated stormwater management features (ponds, ditches, etc.) into the design of the development. Most of the site is within the City’s General Floodplain District (FEMA Zone A) and, according to a previous Geotechnical Report, groundwater levels range from 4-feet to 9- feet in depth. The applicant will be required to meet all City of Lino Lakes ordinances and RCWD rules for surface water management. The proposed Madinah Lakes development is in the Marshan Resource Management Unit (RMU) according to the City of Lino Lakes 2018 Local Water Management Plan (WMP). The WMP noted several issues within the Marshan RMU, including the following issue pertinent to the then Robinson Property: “ACD 10-22-32 is ineffective for future urban runoff volumes.” (Appendix B). A strategy for mitigating this issue specific to the Robinson Property noted in the WMP was: “Proposed master community plan for sod fields” (Appendix B). In addition, the WMP identified existing and future flooding and pollutant loading concerns within the RMU, including Marshan Lake and adjacent wetlands and ACD 10-22-32 (Table 2-21). WMP Goal 4.1 is to “Provide adequate storage and conveyance of runoff to protect public safety and minimize property damage.” To address the City’s flooding concerns in accordance with this goal, implementing stormwater rate and volume control practices where feasible throughout the Robinson Property will be critical. Sufficient freeboard must be provided for proposed structures above the seasonal high groundwater levels and floodplain elevations in compliance with City Ordinance Chapter 1102 (Stormwater, Erosion and Sediment Control) and RCWD Rule C (Stormwater Management). Ditch conveyance capacity along Sunset Avenue (CSAH 53) and Main Street (CSAH 14) should be maintained and street entrance ditch crossings should utilize large and/or multiple pipe or box culverts. City and RCWD regulatory floodplain management requirements will also need to be met (See Floodplain below). WMP Goal 7.2 is to “Ensure that well-planned, quality residential...development accommodates the City’s projected growth needs and occurs in a manner that also conserves and enhances the City’s natural resources and amenities.” To assist the City in meeting this goal, the applicant should provide the following for the proposed stormwater ponds and lakes: 1) shoreline geometry that more closely resembles natural bodies of water, 2) buffers for natural vegetation and high-water level bounce, 3) areas for future maintenance activities (e.g., pond/lake dredge material removal and dewatering) and 4) differentiation of the water quality and quantity function, goal, and design of both. Comments: 1. Based on groundwater levels, infiltration basins are not likely on site, filtration or sedimentation basins appear to be more appropriate. Care should be taken to design systems that avoid floatation concerns within the high groundwater levels. 2.All stormwater features must be easily accessible for future maintenance, the current concept plan shows an isolated basin on the far east side of the site that would require either access through a private road or via a long overland distance to a public road. Ms. Katie Larsen 06/06/2024 Page 3 Madinah Lakes – Concept Plan - Engineering Review 3.The City anticipates that a stormwater reuse system will need to be installed as part of the project which will require a water balance study be included with the next submittal. •Water Supply The City’s water supply system well firm capacity should meet or exceed its maximum day demand. This criteria is currently constrained by poor water quality in some wells, the White Bear Lake court orders and ongoing litigation, and annual variability in water use due to drought and other factors. Based on the water supply capacity and well trigger analysis completed in April 2024, excluding Well No. 2 due to poor water quality, if the City is able to add Well No. 7 then the system could serve approximately 7,300 households (about 1,400 households more than the existing 5,900 households) before Well No. 8 is needed. The final number of available households will need to be determined as the project progresses. The City has begun conversations with the Minnesota Department of Natural Resources (DNR) about permitting Well No. 7 and is awaiting confirmation whether it can be constructed at this time given the ongoing White Bear Lake litigation. The existing properties are identified as a Stage 1A and 1B Planned Service Areas in the 2040 Comprehensive Plan. The City will need to evaluate the timing of expansion particularly into service area 1B. There is existing 12-inch diameter ductile iron pipe (DIP) water main along Robinson Drive and Century Trail south of the site and a 8-inch DIP water main on Carl Street (west cul-de-sac). There is a 10-inch DIP water stub for the Robinson Property off of Cardinal Way and two 12-inch diameter DIP water main stubs at the intersection of Robinson Drive and Century Trail. Applicant to verify water pressure is adequate for all locations within the development including commercial and multifamily locations. The watermain will need to be looped through the site, and the watermain will need to include a 12-inch diameter trunk watermain as identified in the Comprehensive Plan. All proposed units are required to be on the municipal water supply. Comments: 1.Provide development utility plan meeting City requirements with preliminary plat submittal •Sanitary Sewer The 2040 Comprehensive Plan identifies future 10-inch diameter and 15-inch diameter trunk lines within the site. The 2040 Comprehensive Plan also identifies future forcemain along Sunset Avenue (CSAH 53) to the west of the site and future 10-inch and 12-inch trunk lines along Main Street (CSAH 14) north of the site. The existing properties are identified as a Stage 1A and 1B Planned Service Areas in the 2040 Comprehensive Plan and they are located in the 2I sanitary sub-district. There is existing 12-inch diameter polyvinyl chloride (PVC) sanitary sewer along Robinson Drive and 15-inch diameter PVC sanitary sewer along Century Trail. A sewer stub extends to the north from the manhole at the intersection of Robinson Drive and Century Trail with an invert of 879.78. There is a sanitary manhole at the north end of Cardinal Way with an Ms. Katie Larsen 06/06/2024 Page 4 Madinah Lakes – Concept Plan - Engineering Review invert of 883.18. The sanitary sewer on Cardinal Way is 10-inch diameter PVC. Inverts are according to record plans for the Century Farms North development. Existing gravity sewers and lift stations downstream of the site whose capacity is largely consumed by existing flows would require additional evaluation. This would include at a minimum survey data to confirm elevations, flow meters to obtain accurate flows, and lift station pump runtime data to determine the residual capacity in these facilities in the near term. As identified in 2040 Comprehensive Plan Table 8-12, these sewers will require improvements to support future flows. Current computer modeling of the sanitary sewer system, which should be corroborated with the additional evaluation described above, suggests that the existing system would have capacity for 300-500 more units in the entire Sanitary Sewer District 2. The 2040 Comprehensive Plan includes a West Side Relief interceptor to serve the northwest portions of Sanitary Sewer District 2. If the additional evaluation described above determines that additional capacity is needed for this development, the West Side Relief interceptor or additional downstream improvements may be considered with this project. All proposed units will be required to connect to the City’s sanitary sewer system. •Transportation The Robinson Property is located south of Main Street (CSAH 14), east of Sunset Avenue (CSAH 53) north of Robinson Drive and east of Century Trail. The concept plan includes an extension of Century Trail from Robinson Drive to Main Street (CSAH 14), extension of Robinson Drive to the east property line, a connection from the site to Robinson Drive at Cardinal Way and a new street access to Sunset Avenue (CSAH 53) between Robinson Drive and Main Street (CSAH 14). •A Traffic Study is required. o Traffic Study should highlight the following: Segment and intersection operational and safety impacts of the proposed development. Determine the type of accesses and connections to existing arterial and collector roadways Intersection traffic control and the need for turn lanes and appropriate storage lengths at the adjacent intersections and site access streets. o Additional commercial and religious uses should be directed to Main Street to limit impacts to existing and proposed local roads. Primary access to high traffic generators should be from higher classification roads. As a high traffic generator, the location of the religious use within the proposed site should be evaluated further. o Phasing of roads will need to be incorporated into the study •Need to ensure there is ample storage area on collector streets that access arterial. Provide necessary spacing between arterial and parallel local roadways. •Address all comments in the Anoka County review letter for Madinah Lakes dated June 6, 2024. o Note, Anoka County is planning on improving Sunset Avenue (CSAH 53) which may impact the traffic patterns and available access to the Madinah Lakes site. Ms. Katie Larsen 06/06/2024 Page 5 Madinah Lakes – Concept Plan - Engineering Review •Previous reviews of the area by Anoka County indicated they would restrict access to Sunset Avenue (CSAH 53) south of Main Street (CSAH 14) by eliminating or reducing service to right-in/right-out. •Robinson Drive should be extended to 4th Avenue as shown in Figure 6.5 of the City’s 2040 Comprehensive Plan. o Robinson Drive extension shall be aligned further south to avoid wetlands in the adjacent property. A conceptual alignment will need to be developed to 4th Avenue. •Carl Street connection from Century Trail through to 4th Avenue should occur regardless of development •Offset north and south connections to the multi-family area and adjacent to the park is not desired. •Additional access to the multi-family area may be necessary dependent on the traffic study. Trails and sidewalks Trails and sidewalks are shown extending on at least one side of all public streets with a series of trails crossing around the central stormwater ponds. Comments: 1.City Parks and Planning departments to review all trail corridors 2.Sidewalks will be required on all streets. Whether sidewalks are required on both sides will be determined based on traffic volumes. 3. Anoka County advises that construction of a trail should be considered along both CSAH 14 and CR 53 for the length of the site and that the City consider further trail construction. •Wetlands and Mitigation Plan An approved wetland delineation will be required. The applicant will need to work with Rice Creek Watershed District for Wetland Conservation Act regulations. The site includes wetlands along the ditches and in the area north of Carl Street. There is a large wetland complex east of this project does extend onto the proposed project parcels and is part of the Wetland Management Corridor. A vegetated buffer with an average width of 50 ft. and a minimum width of 25 ft. will be required per RCWD rules. A wetlands and mitigation plan will be reviewed during the Preliminary Plat and approved through RCWD. •Landscaping The landscaping will be reviewed by staff and the City’s Environmental Coordinator with future submittals. The Environmental Coordinator will provide separate comments. Comments with Preliminary Plat submittal: Ms. Katie Larsen 06/06/2024 Page 6 Madinah Lakes – Concept Plan - Engineering Review 1.Consideration for the required screening from Main Street (CSAH 14) and the significant elevation difference with northern lots 2.Trees shall not be placed over utility pipes. Applicant to review boulevard tree locations to make sure they are planted an adequate distance (ideally 10 ft) from water and sanitary services. 3.Elevated landscaping (fences, trees, shrubs, etc.) will need to be kept out of the sight triangles at each of the intersections •Floodplain Most of the site is within FEMA’s General Floodplain District (FEMA Zone A). A Base Flood Elevation will need to be determined and approved by FEMA. A CLOMR and subsequent LOMR will be required. RCWD will require floodplain mitigation. The applicant will need to provide a detailed floodplain mitigation plan to demonstrate compliance with RCWD Rule E. •Drainage and Utility Easements Comments with Preliminary Plat submittal: 1.Per City Code, the City requires 10-ft wide drainage and utility (D&U) easements along plat boundaries and along lot lines. Drainage and utility easements along lot lines are allowed to be centered on common rear and side lot lines. 2.All trails will be required to be within easements at the time of platting. Separate trail easements will need to be documented after the plat has been approved. 3.The right-of-way for local collector roadways, Century Trail and Robinson Drive, shall be a minimum 66-ft wide depending on the function and pedestrian amenities. All other local roads shall have designated right-of-way that is 60-ft wide. 4.Additional drainage and utility easement will need to be provided for Anoka County Ditch (ACD) 10-22-32 •Development Agreement A development agreement will be required with the final platting process. •Stormwater Maintenance Agreement A Stormwater Maintenance Agreement will be required with the final plat. Public facilities will be covered by the City’s Programmatic Maintenance Agreement. •Permits Required 1.NPDES General Construction Permit 2.City of Lino Lakes Zoning Permit for Grading 3.Minnesota Pollution Control Agency Sanitary Sewer Extension Permit 4.Minnesota Department of Health 5.Rice Creek Watershed District Permit Ms. Katie Larsen 06/06/2024 Page 7 Madinah Lakes – Concept Plan - Engineering Review 6.Anoka County Right-of-Way and Access Permit 7.USACE for Wetland Alteration 8.FEMA CLOMR/LOMR 9.Additional permits may be required as part of the development process. 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. Page 1 To: Katie Larsen From: Andy Nelson Date: 5/30/24 Re: Environmental Comments/Madinah Lakes PUD Concept Plan Environmental Board had the following comments at the 5/29/24 EB meeting: 1.The project meets the mandatory threshold for an Environmental Assessment Worksheet. This document must be completed prior to submittal of a preliminary plat application. 2.Native plants should be utilized wherever feasible to maximize habitat benefits and promote biodiversity. In areas where native plants may not be suitable, low- maintenance alternative turfgrass types should be considered that minimize water consumption needs. 3.Existing hydric soils on the site should be salvaged for utilization on site, particularly in open space areas seeded or planted with native species. 4.A Natural Heritage Information System request must be submitted to the Minnesota Department of Natural Resources to identify any rare, threatened, or special concern species documented in the vicinity of the project. Because any required survey work may be seasonal and time-sensitive, it is recommended that the NHIS request be submitted as soon as possible. 5.The Information for Planning and Consultation tool should be utilized to streamline the United States Fish and Wildlife Service environmental review process. It is recommended to perform this step as early as possible. The Northern long-eared bat (Myotis septentrionalis) range is in this area, which may impact tree removal timelines and necessitate additional surveys. Environmental Memo Attachment 9: Environmental Coordinator Memo dated May 30, 2024 Page 2 6.Stormwater pond design should incorporate forebays or other pretreatment means for water discharging to them. 7.Incorporate a stormwater reuse system for irrigation to minimize water consumption. 8.Native vegetation buffers should be included around all ponds, preserved wetlands, and the County ditch. 9.Floodplain management shall be incorporated into the project design that meets City and Rice Creek Watershed District requirements. Also, a Federal Emergency Management Agency (FEMA) Conditional Letter of Map Revision (CLOMR) and Letter of Map Revision (LOMR) are required for this site. 10.Greenway system components/Trail Connections to incorporate into the design: •Trail corridors should be a minimum of 30-40 feet in width above the high water level of ponds. The slope to ponds should be minimized where possible and not exceed 3:1, but 6:1 would be preferable. •Connection is needed from Century Trail to the trail segment running along the gas line easement. •A connection to the future Anoka County regional trail is needed midblock of the north road running along Main Street. •A trail is needed along Sunset Avenue. •The County Ditch corridor is the priority component of the greenway system. Stormwater filtration and wildlife habitat should be incorporated in a 50-foot buffer running along the ditch. This buffer should be on both sides of the ditch, for 100-ft. total buffer width. 11.The private ditches running along the north and south perimeters of the site even with Robinson Drive should be filled and mitigated. This space could be used to better effect for greenway system components. 12.The proposed east/west collector street stubbed to the eastern property line appears to run into a large Wetland Management Corridor component. This road should be shifted south to minimize impacts. 13.A Tree Survey, Tree Preservation and Mitigation Plan, and Landscape Plan must be submitted with a preliminary plat application. Page 3 14.A berm and landscaping will be required along the perimeters shared with Main Street and Sunset Avenue. 15.An Alternative Urban Areawide Review (AUAR) should be performed for the entire Northwest quadrant of Lino Lakes, an area defined as west of 4th Avenue, south of Pine Street, north of Carl Street and east of Sunset Avenue. Date: June 5, 2024 To: Katie Larsen, AICP City Planner 600 Town Center Parkway Lino Lakes, MN 55014 From: Daniel L’Allier Deputy Director of Public Safety-Fire Division 640 Town Center Parkway Lino Lakes, MN 55014 Subject: Madinah Lakes – Concept Plan Fire Division Concerns I have listed the concerns that we have found with the Madinah Lakes – Concept Plan. Feel free to contact us with questions. 1.A traffic study should be completed to determine traffic volumes 2. A second entrance/exit from the commercial area (grocery store, restaurant, and daycare). 3. A second entrance/exit for the multi-family area in the north east area of the project. This area is to the east of the commercial/retail area. 4. We have concerns with the length of the cul-de-sac in the south east area of the project. 5. The two sections of Carl Street need to be connected. Public Safety Director John Swenson 640 Town Center Parkway • Lino Lakes, Minnesota • 55014-1182 Public Administration and Records: (651) 982-2300 www.linolakes.us Attachment 10: Fire Division Memo dated June 5, 2024 LINO LAKES PUBLIC SAFETY DEPARTMENT POLICE DIVISION TO: Katie Larson, City Planner FROM: William Owens, Captain DATE: June 5, 2024 RE: Madinah Lakes – Concept Plan Review City Planner Larson, I’ve received the concept plans for the Madinah Lakes project and have the following recommendations from the police division: 1.Traffic study on Main Street and Sunset Ave to better understand impacts of the development. a.The addition of 434 residential units will increase the amount of vehicular traffic in the area on a regular basis. Also, the addition of commercial buildings within the development will likely increase the amount of vehicular traffic, not only from residents, but also visitors. One of the commercial buildings is a religious service building and will likely draw an increase in vehicular traffic during service times. A traffic study will help us better understand anticipated increases in vehicular traffic in the area and specific times of any influ x in traffic volumes. With this knowledge we can better make recommendations for road improvements and speed limit considerations to accommodate the increase in vehicular traffic and leverage road design to mitigate crashes and traffic safety related injuries. 2.Establish a direct connection to the development from the southeast. a.The concept plans don’t include any direct access to the development from the east or the southeast. This has the potential to delay a police response to any emergency within the development, but specifically the southeast portion. A direct connection to Century Trail from 4th Ave could be accomplished by connecting Carl Street. Additionally, a direct access to the southeast portion of the development from Carl Street should be considered for a more expedited response to the homes there in the event of a police emergency Attachment 11: Police Division Memo dated June 5, 2024 Attachment 12: Anoka County Transportation Division - Highway letter dated June 6, 2024 Madinah LakesPUD Concept Plan Review Planning & Zoning Board Meeting June 12, 2024 Land Use Application•Applicant/Developer = Zikar Holdings •Property Owner = Robinson Landscaping, Inc. •Master planned development •Residential •Commercial •Religious building 2 City’s Development Review Process1.PUD Concept Plan •No formal action (no approval or denial) •High level review comments •No detailed engineering, traffic studies, stormwater, floodplain, wetland analysis, etc. 2.Neighborhood Meeting •Developer hosts neighborhood meeting 3.PUD Preliminary Plan/Preliminary Plat •Formal public hearing by Planning & Zoning Board •Formal Council action 4.PUD Final Plan/Final Plat •Formal Council action 3 Permits and Approvals•Federal •US Army Corps of Engineers •FEMA •State •Dept of Health •DNR •MPCA •Local •RCWD •Anoka County •City •20+ permits and approvals required 4 Moratorium•April 1 and May 28, City Council discussed a development moratorium in light of 2 potential projects proposed in the NW quad of the City. •Pulte-Del Webb and Madinah Lakes projects include approx. 400 acres of existing sod farm area north and south of Main Street. •No moratorium has been adopted by the City Council at this time. •City will continue to review the Madinah Lakes PUD Concept Plan application. •If a moratorium is adopted, review may be discontinued.5 Moratorium •City’s review and comments on the proposed concept plan’s relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. •These are high level comments and depending on the outcome of the proposed moratorium, the concept plan may change. 6 7 Site Location & Aerial Map •4 parcels = 156 gross acres •Road System •CSAH 14 (Main St) •4th Avenue •Carl Street •Century Trail •Robinson Drive •CR 53 (Sunset Ave) Neighboring Properties •Rural residential lots •2003: Century Farm North •249 housing units •SF and TH •Medium Density 8 Existing Site Conditions •Agricultural sod farms •Public ditch ACD 10-22-32 and private ditches drain south (orange) •Wetlands along ditches •Floodplain over majority site •Floodplain mitigation will create stormwater ponds and house pad fill •100ft wide pipeline easement (purple) •90ft wide overhead utility easement (green) History•2006-Robinson Lakes Concept Plan •680 acres of Robinson property located north and south of Main Street •No formal approval or denial-Project did not move forward •2022-Promenade PUD Concept Plan •157 acres of Robinson property south of Main Street •Environmental Assessment Worksheet (EAW) completed •Council approved Record of Decision and Making a Negative Declaration on the Need for an Environmental Impact Statement •No formal approval or denial-Project did not move forward •2024-Madinah Lakes PUD Concept Plan 9 10 PUD Concept Plan •Residential = 434 units •Commercial •Restaurant/Coffee Shop/Retail •20,460sf •Grocery Store •7,450sf •Daycare •5,500 sf •Religious Building •Mosque = 48,400sf •Trails, open space, park •Berm along Carl St Housing Type Lot Width # Units Single Family Lots =75 ft 33 Single Family Lots =65 ft 91 Single Family Lots =55 ft 81 Townhomes (row) = 101 Apartment (2 Buildings x 42 units)= 84 Townhomes (back to back) =44 TOTAL =434 11 Land Use Areas Approximately: •50 acres open space/park •77 acres developed land •28 acres ROW 12 2040 Comprehensive Plan •City’s blueprint for development •Establishes legal foundation for land use decisions •Defines Goals and Policies Chapters 1.Introduction 2.Community Background 3.Land Use 4.Housing 5.Economic Development 6.Transportation 7.Local Water Management 8.Sanitary Sewer 9.Water Supply Plan 10.Parks, Greenways and Trails 11.Community Facilities 12.Implementation 13 Chapter 3-Land Use •2040 Future Land Use Plan •Every parcel in City is guided for a general land use •Residential •Low density •Medium density •High density •Commercial •Industrial •Civic/Institutional •Parks/Open Space •Land use correlates to zoning •But Land Use is not Zoning 14 Chapter 3-Land Use •Multiple Land Uses •“Checkerboard” •Flexible boundaries to accommodate development •LDR (yellow) = 80 acres •MDR (light brown) = 20 acres •HDR (dark brown)= 40 acres •Planned Residential/ Commercial (tan) = 20 acres •PR/C: Allows for 80/20% mix of residential and commercial development •20 acres x 20% = 4 acres commercial •4.8 acres proposed Density 15 •Housing Unit Range = 383 to 569 housing units •Proposed 434 housing units is within density range •Net Density Range = 3.5 to 5.2 upa Allowed Units per Acre Allowed # Units Comp Plan Gross Acres Net Acres Low High Low High Low Density Res 76.16 54.25 1.6 3.0 87 163 Medium Density Res 23.84 20.73 4.0 6.0 83 124 High Density Res 39.44 28.67 6.0 8.0 172 229 Planned Res / Comm 16.30 5.21 8.0 10.0 42 52 TOTAL 155.73 108.86 383 569 GROSS DENSITY 2.5 3.7 NET DENSITY 3.5 5.2 16 Chapter 3-Land Use •Planning Districts (6 total) •Provide more detailed guidance •Project is in Planning District #2 •Gateway should be planned for Sunset & Main St •Draft 2023 Gateway Design Study •Landscaped roundabout •Lino Lakes monument sign •Seating area in greenway •Anoka County reconstructing intersection with RAB •More comprehensive design needs to be completed as development moves forward Growth Management Strategy•2040 Comp Plan details the City’s Growth Management Strategy •Strategy works in conjunction with the City’s utility staging plan •Accommodate average of 230 housing units per year (municipal sewer) •not to exceed 345 units in any 1 year •From 2010 to 2023, City averaged 118 housing units per year •118 is less the allowed 230 unit annual allocation •Development is also phased over multiple years 17 Zoning•Property currently zoned R, Rural •R, Rural zoning is a holding district until municipal services are available to the site and the property owner is interested in having their property developed. •Property would need to be rezoned to PUD, Planned Unit Development in order to allow flexibility for lot widths and lot sizes and create a mixed used development. •PUD is a zoning district that grants flexibility from certain conventional zoning regulations in order to achieve public benefits that may not otherwise be obtained under standard zoning regulations •Public benefits discussed later 18 PUD Land Use and Conventional Zoning Guidelines 19•PUD’s start with conventional zoning district as the guidelines •Chart compares PUD Land Use to Correlating Conventional Residential Zoning District •Where is PUD flexibility needed? •lot width, lot depth, and lot size for 75ft and 55ft wide single family lots Residential-Minimum Lot Size•Staff recommends establishing minimum lot width and lot depth requirements for the single family homes. •As discussed during the previous Promenade concept plan and implemented in Lennar’s Watermark development, the following minimum lot sizes could be established: •Lot Size = Lot Width x 130 ft Lot Depth •55 ft lot width x 130 ft = 7,150 sf •65 ft lot width x 130 ft = 8,450 sf •75 ft lot width x 130 ft = 9,750 sf 20 Residential-Minimum Lot Size•Watermark also allowed for 120 ft lot depths on lots abutting open space on wider greenway system. •Minimum lot areas shall consist of buildable land exclusive of oversized easements or buffers. •Proposed townhomes and multi-family lot housing types appear to meet minimum lot size and width requirements. 21 Residential-Setbacks•PUD flexibility would be required to allow for reduced side lot line setbacks on the single family lots. •Required: 5ft garage and 10ft house •Proposed: 7.5ft on both sides •Creates consistent 15ft separation between houses •Setbacks for townhomes and apartments appear to meet requirements 22 Commercial-Lot Size & Setbacks •Lot size and setbacks appear to meet requirements. •PUD flexibility is not required 23 R-5 Requirements Commercial Proposed Commercial PUD Flexibility Required? Min. Lot Size 20,000 sf 4.25 acres (base lot)No Min. Lot Width (base lot)100 ft 400+ ft No Min. Lot Depth No minimum NA NA Building Setback From Streets CSAH 14 (Arterial Collector)40 ft 50 ft No Local and Minor Collector Streets 30 ft 30 ft No Rear Yard Principal Structure 30 ft 50 ft No Side Yard Principal Structure 20 ft 60 ft No Impervious Surface 75%TBD TBD Religious Building •Religious Land Use and Institutionalized Persons Act (“RLUIPA”) is a federal law that was passed in 2000. •It was enacted to address perceived problems in local governments using land use authority in a manner that discriminated against places of worship, and that imposed burdens on religious exercise. •RLUIPA applies to all religions. 24 Religious Building •Per City Code Section 1007.001, religious buildings are defined as: •PUBLIC, EDUCATIONAL, AND RELIGIOUS BUILDINGS. •Public or semi-public recreational buildings and neighborhood or community centers; limited to nursery, elementary, junior high and senior high schools; and religious institutions such as churches, chapels, temples, mosque, and synagogues 25 Religious Building •Proposed mosque is generally located on land guided Planned Residential/Commercial. •Land guided PR/C uses the conventional R-5 zoning district as guidelines. 26 Religious Building-Lot Size & Setbacks •Lot size and setbacks appear to meet requirements •PUD flexibility is not required 27 R-5 Requirements Proposed Mosque PUD Flexibility Required? Min. Lot Size 20,000 sf 7.45 acres No Min. Lot Width (base lot)100 ft 600+ ft No Min. Lot Depth No minimum NA NA Building Setback From Streets CSAH 14 (Arterial Collector)40 ft NA NA Local and Minor Collector Streets 30 ft 200+ ft No Rear Yard Principal Structure 30 ft 50 ft No Side Yard Principal Structure 50 ft (per CUP)200 ft No Impervious Surface 75%TBD TBD Religious Building-Lot Size & Setbacks•Religious buildings are permitted by conditional use (CUP) in the City’s rural and residential zoning districts. •CUP would be processed as part of the PUD •Specific CUP requirements: •50 ft side yard setback •adequate screening •adequate off-street parking 28 29 Staff Comments •TH decks/patios cannot extend into street setback •Min. 50 ft wide buffer along residential lots along Main St and Sunset Ave •Min. 20ft wide buffer along TH lots on collector and Carl St •Mosque should be closer to Main St to minimize traffic impacts through residential neighborhoods •Noise study 30 Yield Plan •Ordinance requirement •Shows the maximum number of dwelling units that would be permitted given the minimum lot size and lot widths for conventional ordinance requirements PUD Concept Plan: 434 Housing Units •Greenway corridor •More open space, trail connections Yield Plan: 621 Housing Units •Straight zoning •Street grid pattern 31 Comparing Yield Plan to PUD Concept Plan Building Design and Other Performance Standards •Detailed performance standards will be fully evaluated with complete submittal of PUD Preliminary Plan/Preliminary Plat. •architecture •parking spaces •lighting •landscaping 32 33 Chapter 6-Transportation •All City streets are assigned functional class •4 class hierarchy •Principal arterials •Minor arterials •Collector streets •Local streets 34 Chapter 6-Transportation •Principal Arterial •CSAH 14 (Main Street) •Major Collectors •CR 53 (Sunset Avenue) •4th Avenue •Minor Collectors •Robinson Drive •Century Trail •Local streets •Transportation Plan also shows need for future connections •N/S to Main St •E/W to 4th Avenue 35 Proposed Transportation Concept Plan provides: •Minor collector connections •Century Trail •Robinson Dr •Local streets •Private streets •Sidewalks along streets •Traffic study required 0 mi ½ mi (new access) 1 mi (4th Ave) ¼ mi ½ mi 36 Planning District #2 1.Plan for the extension of Sunset Road (CR 53) north to Pine Street. •Anoka County constructing RAB at intersection of CSAH 14 and CR 53. •Future access provided 2.Continue to implement the Main Street Access Management Study. •New access at ½ mile is consistent 0 mi ½ mi (new access) 1 mi (4th Ave) ¼ mi ½ mi 1 2 37 Chapter 6-Transportation 3.Work with Anoka County on creation of new full-access intersection on Main Street at a new road at the 200 block. •New access proposed 4.An east/west minor collector road extending to 4th Avenue is required. •Robinson Dr intersects with future road connection •Existing wetland •Road might need to shift 0 mi ½ mi (new access) 1 mi (4th Ave) ¼ mi ½ mi 3 4 38 •Secondary east/west connection to 4th Avenue shall be evaluated at Carl Street. •Connection of local streets and neighborhoods standard transportation design practice implemented throughout the city •Saddle Club and Fox Rd •St. Claire Estates and Hokah & Sioux Lane 39 Staff Comments •Cul de sac shall not exceed 500 ft •Private Streets •Min 26ft wide •Can’t exceed 300ft •Min 25ft length driveway •Alignment of offset streets at Sunset Ave evaluated •Access spacing of streets from Main St evaluated •Lots shall not directly access Robinson Dr minor collector street 40 Chapter 7-Local Water Management Plan •Stormwater management component •10 stormwater ponds •Creates multi-functional greenway system Staff Comments: •Deeper rear yard buffers along SW ponds •Protect public ditch with vegetated buffer •Average 50ft wide •Evaluate stormwater reuse system for irrigation purposes 41 Greenway System •Multi-functional system incorporates: •stormwater ponds •wetlands •floodplain mitigation •ditches •open space •trails •Trail provides public access to open space •Creates more enjoyable recreational experience vs. trail along street 42 Chapter 8-Sanitary Sewer •Details current capacity and future needs •Project served by municipal sanitary sewer •Located in Sanitary Sewer District 2 •Flows southward to MCES Meter M211 at North Rd •Located Utility Staging Area •1A (2018-2025) •1B (2025-2030) •By resolution, the Council may move the 1 parcel from Stage 1B to Stage 1A. 43 Chapter 9-Water Supply •Details current capacity and future needs •Project will be served by municipal water system Water Supply•2040 Comprehensive Plan anticipates expansion of the system to serve this property and infrastructure is planned to accommodate the increased demand. •However, ongoing litigation and water appropriation permit restrictions related to White Bear Lake, have placed limitations on the system expansion and the City’s ability to implement its water supply plan. •Dry weather conditions have placed greater than expected demands on the City’s production system over the past three years. 44 Water Supply•Water quality concerns related to high level of manganese have resulted in plans to construct a water treatment plant and the need for replacement of well no. 2 •These factors must be considered when evaluating expansion of municipal utilities. •Reminder: This is only high level concept plan review. 45 46 Chapter 10-Parks, Greenways & Trail System 47 Chapter 10-Parks, Greenways & Trail System •Neighborhood Park Service Area •Century Farm Park •6 acres •Behm’s Park •6 acres •Trail along Robinson Dr •Identified Needs: •Future trail corridors •Regional trail along Main St •Local N/S and E/W trail corridors •Greenway system 48 Proposed Parks & Trails •Trails along stormwater ponds, public ditch, open space, easements (greenway system) •Large Neighborhood Service Park = •Century Farm Park •Additional Park Area •Tot lot •Pickleball courts •Pavilion Staff Comments: 1. Cash in lieu of land dedication •Develop Century Farm North Park 2.Regional trail along Main St 3.Trail along Sunset Ave 4.Internal trail corridors min 30-40ft wide 5.Mid-block trail connection to Main St •Also breaks up long block 6.Trail connection to existing CFN trail Century Farm North Park Tree Preservation and Landscaping•Tree Preservation Plan and Landscape Plan in compliance city code shall be submitted. •Additional landscaping may be required as a condition of the PUD. 49 Environment Review Record•Environmental Assessment Worksheet (EAW) is required. •Threshold computation of 205 unattached units and 229 attached units is greater than one (1). •As discussed at the May 28, 2024 Work Session regarding a potential moratorium on residential development, an Alternative Urban Areawide Review (AUAR) and master plan for the greater northwest quadrant of the City is being considered. •AUAR would replace the need for an individual EAW.50 Additional Comments•Wetlands onsite •Wetland delineation and mitigation plan required •Floodplain onsite •Floodplain mitigation required •Conditional Letter of Map Revision (CLOMR) •Letter of Map Revision (LOMR) •Not in Shoreland District 51 Anoka CountyHighway Department •Proposed road ROW along CSAH 14 (75ft) and CR 53 (60ft) sufficient •Roundabout at CSAH 14 and Century Trail •CR 53 access RI/RO w/ NB right turn lane and concrete barrier •No other access points onto CSAH 14 or CR 53 Park Department •Regional trail along CSAH 14 52 School Districts(accidently omitted from staff report) •April 2024: Received letter from Forest Lake Area School District •District monitors housing developments and population trends that influence school enrollment •Supports •Madinah Lakes •Natures Refuge •Natures Refuge North 53 Lino Lakes Public SafetyPolice Division •Traffic study •Direct access from east and southeast Fire Division •Traffic study •Additional entrance/exit to commercial and multi-family areas •Cul de sac lengths •Carl St connection 54 Environmental Board•Reviewed concept plan on May 29, 2024 •Attached memo lists 15 commentsPark Board •Reviewed concept plan on June 5, 2024 •Recommend park dedication cash in lieu of land dedication •Additional trail connections 55 PUD Development Stage Plan•City’s review and comments on the concept plan’s relation to the Comprehensive Plan and development regulations does not grant any rights to the applicant to develop the property as depicted by the concept plan. •Land use application for PUD Preliminary Plan/Preliminary Plat shall be required. •If required by the City Council, the developer shall have a neighborhood meeting prior to submittal of a PUD Preliminary Plan/Preliminary Plat. 56 Why PUD?•If we give a little flexibility from conventional zoning regulations, we achieve more public benefits. •Public benefits are defined as follows: 57 PUD-Public Benefit•Per City Code Section 1007.024: •The PUD, by allowing deviation from the strict provisions of this ordinance related to setbacks, heights, lot area, width and depths, yards, etc., may be considered by the City when it would result in one or more of the following public benefits: 58 PUD-Public Benefit (a)Implementation of a master plan consistent with the Planning District objectives of the Comprehensive Plan. •Need for a master plan for the Main Street Corridor between Sunset Avenue and 4th Avenue is identified in the 2040 Comprehensive Plan. •May 28, 2024 Work Session: Council directed staff to initiate the process to consider a residential moratorium which could include an AUAR and master plan for the greater northwest quadrant of the City. 59 PUD-Public Benefit (b)Innovations in development that address growing demands for all styles of economic expansion, greater variety in lot size, configuration, home type, design, enhanced architectural standards, and siting of structures through the conservation and more efficient use of land in such developments. •Commercial component supports economic expansion. 60 PUD-Public Benefit•Development proposes a mix of residential housing types on a greater variety of lot sizes. •Housing consists of single family houses, townhomes, rowhomes, and apartments. •This variety in housing types supports life-cycle housing. •Flexible site design configuration allows for the construction of an extensive greenway corridor and storm water management system and provides for a more efficient use of land.61 PUD-Public Benefit (c)Preservation and enhancement of desirable site characteristics such as wildlife habitat, unique natural resources, existing vegetation, natural topography, geologic features and reduction of negative impacts on the environment. •Site has limited natural desirable site characteristics. •Topography is flat agricultural land with poorly drained hydric soils, private ditches, and minimal significant trees. 62 PUD-Public Benefit •Existing public ditch and associated wetlands will be enhanced into an extensive multi-purpose greenway corridor and storm water management system. •Corridor will also be protected by a vegetative buffer. •Applicant is proposing green infrastructure and phytoremediation to further reduce negative impacts on the environment. 63 PUD-Public Benefit (d)Creative use of land and related physical development which allows a phased and orderly transition of varying land uses in close proximity to each other. •Proposing 55 and 65ft wide single family detached lots adjacent to existing 60+ft wide single family lots in Century Farm North. •Adjacent to the larger rural residential lots along Carl Street, 55ft wide lots are proposed; however, a landscaped berm and buffer provide separation from the varying land uses. •Townhomes and apartments are proposed in the northeast section of the development near arterial and collector roads. 64 PUD-Public Benefit (e)Efficient use of land resulting in smaller networks of utilities and streets thereby lowering development costs and public investments. •Allowing lot widths to be based on the specific housing products versus a one size fits all lot width provides an efficient use of land and lowers development and public costs. •Private streets also result in efficient, smaller networks of utilities and streets. 65 PUD-Public Benefit(f)Mix of land use types. •Development proposes a mix of residential housing types, commercial development, and a religious building. (g)Provision of a housing type or target housing price that is desirable to the City. •Housing consists of single family houses on varying lot sizes, townhomes, rowhomes, and apartments. •Variety in housing types supports life-cycle housing that is desirable to the City.66 PUD-Public Benefit (h)Other public benefits and values as recognized in the City’s Comprehensive Plan. Page 3 -3 of 2040 Comp Plan, Goal 1, Policy e. details the following additional public values that are achieved in the Madinah Lakes concept plan: •Preserving open space, providing park dedication and trails, and/or providing stormwater management areas, in excess of minimum standards to implement the Greenway System, as amended, and Rice Creek Watershed District’s Lino Lakes Resource Management Plan, as amended 67 PUD-Public Benefit•Using “Green” building and low impact development techniques •Restoring/enhancing ecological systems •Managing stormwater using natural filtration and other ecologically based approaches •Providing life-cycle and affordable housing •Diversifying the tax base to lessen the tax burden on residential properties 68 PUD SummaryPublic Benefit Gained: 1.Economic expansion 2.Greater variety of lot sizes and home types 3.Multi-functional greenway corridor and storm water management system 4.Wider vegetative buffer along public ditch 5.Landscaped berm and buffer separation from existing land uses 69 PUD Summary6.Efficient use of land and private streets resulting in smaller network 7.Mix of residential and commercial land uses 8.Life-cycle housing supported by variety of housing types 9.Creation of more open space that is accessible to the public 10.More parkland dedication fees available for park development 11.Less dense residential development 12.Wider landscape buffers and trail corridors 70 PUD SummaryFlexibility Provided: 1.Lot Sizes < 10,800 sf (R-1) and 7,500 sf (R-2) 2.Lot Widths < 80ft (R-1) and 60ft (R-2) 3.Lot Depths < 135ft 4.Building Side Lot Line Setbacks (7.5 ft side) 71 Planning & Zoning BoardStaff is requesting feedback. 1.Are there other Benefits Gained or Flexibility Provided? 2.Thoughts on PUD flexibility for lot widths, lot sizes, setbacks? 3.Should the applicant hold a neighborhood meeting prior to PUD Preliminary Plan/Preliminary Plat submittal? 72 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)CENTUR Y T R A I L ( P U B L I C )CARL STREET (PUBLIC)ZONE AZONE AZONE AZONE ACARL STREET (PUBLIC)6170788552509982861'LAKE' 6.2 ACRESPOND - 0.5ACRES11213141182633117PO N D - 0 . 5 AC R E S POND - 3.8 ACRESPO N D - 0 . 6 AC R E S POND - 1.3 ACRES 110203040455046607080POND - 0.6ACRESLAKE - 4.3 ACRESPO N D - 0 . 3 AC R E S POND - 2.4 ACPOND - 2.3 AC8483828180797776757473727169686766656463626059585756555453511041031021011009814131211109979695949392765431919089 8823456789101213141516171819202223242526272829303233343536373839404243444546474849105106107108109110151617192021222324252728291101111123031323435363711311411511638394041424344452345678911121314151617181921222324 2526272829313233343536373839414243444748495152535455565758596162636465666768697172737475767778791-45-1213-2021-2861-6869-7677-801-4108-113 133-136 1-45-10 11-14 15-18 27-30 31-34 35-4019-2223-268729-3637-4089-96121-124 97-104117-120 105-112113-11641-4445-5253-6081-8485-885-89-1314-1718-2122-2627-3031-3536-4142-4546-5152-5758-6364-6869-74 75-7980-8485-8889-9394-9899-103104-107119-122123-127128-132114-118137-141142-146147-151POND - 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.comMAINFAXSITE 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:·LOCAL PUBLIC ROAD TYPICAL SECTION = 60' ROW, 30' B-B·PARKWAY TYPICAL SECTION = 100' ROW, 20' BB w/ 20 MEDIAN·EAST-WEST COLLECTOR = 66' ROW, 36' BB·PRIVATE DRIVE ROADS = 24' BB·RESIDENTIAL SINGLE FAMILY ASSUMPTIONS··25' FRONT YARD SETBACK··5'/10 OR 7.5'/7.5' SIDE YARD SETBACK··25' SIDE YARD SETBACK TO ROW··50' SETBACK TO COUNTY ROADS (SINGLE FAMILY) SETBACKWETLAND ONSITE ASSUMED AS HIGHEST CLASSIFICATION·TOWNHOME /ROWHOME DETAILS··22' MIN. DRIVEWAY··20' MIN. BUILDING SEPARTION··24' BB PRIVATE DRIVESLOT SUMMARY·75' WIDE LOTS = 45·65' WIDE LOTS = 117·55' WIDE LOTS = 80·ROWHOMES (BACK TO BACK AND ROW) = 124·ROW TOWNHOMES = 191·TOTAL 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 / OPENLEGENDFigure 2. PUD Concept Plan - 557 Units 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)CENTUR Y T R A I L ( P U B L I C )CARL STREET (PUBLIC)ZONE AZONE AZONE AZONE ACARL STREET (PUBLIC)7078501POND - 0.5ACRESPO N D - x x AC R E S POND - 1.6 ACRES110455046POND - 1.0ACRESPOND - 3.2 ACRESPO N D - 0 . 3 AC R E S POND - 3.0 AC757465636055541065303435404445152025272854969-7677-80FUT RABPOND-0.9 ACRES67 units84 units88 units53 units72 units70 units54 units70 unitsPOND - 2.2 ACPOND - 1.8 AC78 units8914152025263031354039555759606570POND - 2.1 ACRESPO N D - 0 . 5 AC R E S PO N D - 0 . 4 AC R E S70 unitsPOND - 0.8 AC POND - 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.comMAINFAXSITE DATATOTAL GROSS AREA OF CONCEPT: 158.490 acresWETLANDS: DITCHES - PUBLIC & PRIVATE PER SURVEYCONCEPT PLAN DETAILS:·LOCAL PUBLIC ROAD TYPICAL SECTION = 60' ROW, 30' B-B·COLLECTORS = 66' ROW, 36' BB·PRIVATE DRIVE ROADS = 24' BB·R1 - SINGLE FAMILY ASSUMPTIONS··30' FRONT YARD SETBACK··10' SIDE YARD SETBACK··80' MIN LOT WIDTH (95' MIN CORNER LOT)··135' MIN LOT DEPTH (145' BACK TO BACK)··10,800 SF MIN··40' SETBACK TO COUNTY ROADS SETBACK·TOWNHOME /ROWHOME DETAILS··25' MIN. DRIVEWAY··20' MIN. BUILDING SEPARATION··24' BB PRIVATE DRIVES··40' SETBACK TO COUNTY ROADS SETBACK··30' REAR SETBACK··30' SETBACK TO ROWLOT SUMMARY·80' WIDE LOTS = 148·ROWHOMES (BACK TO BACK AND ROW) = 172·ROW TOWNHOMES = 386·EXISTING HOME ON NEW LOT = 1·TOTAL HOUSING UNITS = 707 UNITSREVISION DATE: 3-21-2022 - Carl St, TrailsLAND USE BOUNDARY LIMITSDEVELOPMENT BOUNDARYPROPOSED RIGHT OF WAYPROPOSED LOT LINESPROPOSED SETBACKPUBLIC ROADWAYTOP BACK CURB/ROAD EDGE/STRIPINGPRIVATE ROADWAYTOP BACK OF CURB 8' PUBLIC TRAIL5' PUBLIC SIDEWALKPROPOSED POND AREA80' WIDE LOTSBACK-BACK ROWHOMESROW TOWNHOMESLEGENDFigure 3. Yield Plan - 707 Units Attachment 4: Conecpt Plan, Surrounding Area Aerial Map, & Phasing Plan Attachment 5: Land Use Plan and Areas Attachment 6: Yield Plan • Problems are the greatest driver of design solution • Rather than a viewed as a deficiency, we choose to assess the high concentration of fertilizer on the site as a unique opportunity to drive the design and implementation of a beautiful and ecologically minded landscape plan. • Embedded with Green Infrastructure solutions, the residential development will be complimented by lush green plantings, strong healthy trees, dynamic bodies of water, and perennial gardens. • These elements will greatly increase the quality of life for residents and provide a valuable amenity for the Lino Lakes Community to showcase sustainable planning solutions put into action. • In assessing remediation strategies, it is also important to differentiate between point source and non-point source solutions and tailor our design approach accordingly. In areas of particularly high concentration of nutrients planting and land forming will differ than areas with lower concentrations. • Over nutrification of the soil is like a balance sheet. Currently the site is presumed to contain high levels of nitrogen and phosphorus due to sod farming. These levels can be adjusted by using phytoremediation and a successional planting plan to incrementally reduce the nutrient levels on sit Environmental Approach IMAGE 01 Phytoremediation: Phytoremediation uses plants to clean up contaminated environments. Plants can help clean up many types of contaminants including metals, pesticides, explosives, and oil. Plants also help prevent wind, rain, and groundwater flow from carrying contaminants away from the site to surrounding areas or deeper underground. https://www.epa.gov/sites/default/files/2015-04/documents/a_citizens_guide_to_phytoremediation.pdf SOURCE 03: https://www.asla.org/2016awards/172182.html IMAGE 04 IMAGE 02 IMAGE 03 Lawn/sidewalk driveway surface surround the garden. Stones or mulch can be used to redirect water from a higher level, such as where a gutter outlet is to the garden. Storm-water is led to a depression in the ground. Plant native vegetation here to absorb the storm-water. Plants with roots that go deep into the ground are recommended so that the maximum amount of water can be absorbed. Green Infrastructure: Green infrastructure is an approach to water management that protects, restores, or mimics the natural water cycle. Green infrastructure is effective, economical, and enhances community safety and quality of life. Green infrastructure incorporates both the natural environment and engineered systems to provide clean water, conserve ecosystem values and functions, and provide a wide array of benefits to people and wildlife. Implementation will require the master plan to be accompanied by a set of green infrastructure design guidelines that are appropriate at every scale. https://www.epa.gov/green-infrastructure/what-green-infrastructure A few examples of are Green Infrastructure are as follows: o Rain Gardens can be implemented to treat water on individual lots o Bioswales much like rain gardens but often in long, narrow spaces, such as along curbs and parking lots. The mulch, grass, and/or vegetation slows and filters the rainwater, an improvement from traditional drainage systems or ditches. Often, bioswales are installed at a larger scale where more water that needs time to infiltrate into the groundwater. o Stormwater Planters or planter boxes, are basins built into the street or sidewalk to filter the water. They have vertical walls, with closed or open bottoms, and collect and absorb rainwater and runoff. IMAGE 05 IMAGE 06 Landscape Urbanism: An approach to planning design that focuses on the interconnected and ecologically rich horizontal field conditions of a site and specifically at how they create environment for the arrangement of objects and buildings. Living Fencex x x x xxx x x x Degradation Hedge Storm-water Filter Degradation Cover Air Flow Buffer Stabilization Mat Green Roof Phylo Irrigation Degradation Bosque Hedgerow IMAGE 07 Impacts of Green Infrastructure: IMAGE 08 3D Image: 3D Image: 3D Image: 3D Image: 3D Image: 3D Image: 3D Image: 3D Image: WORKS CITED: IMAGE 01: User, Guest. “The Power of Urban Greening in Combating Air Pollution.” Meristem Design, Meristem Design, 15 June 2023, www.meristemdesign.co.uk/blog/the-power-of-urban-greening-in-combating-air-pollution. IMAGE 02: Kantans, Eduards. “Phytoremediation as Plant Based Approach for Bioremediation Outline Diagram.” 123RF, www.123rf.com/photo_180337582_phytoremediation-as-plant-based-approach-for-bioremediation-outline-diagram.html. Accessed 6 June 2024. IMAGE 03: “General Design Category.” ASLA 2010 Professional Awards, www.asla.org/2010awards/index.html. Accessed 6 June 2024. IMAGE 04: “2016 ASLA Professional Awards.” PHYTO: Principles and Resources for Site Remediation and Landscape Design | 2016 ASLA Professional Awards, www.asla.org/2016awards/172182.htmL. Accessed 6 June 2024. IMAGE 05: Kruger, Brenna. “Building Climate Resilience through Green Infrastructure Design.” Barr Engineering Co., Barr Engineering Co., 24 Aug. 2023, www.barr.com/Insights/Insights-Article/ArtMID/1344/ArticleID/570/Building-climate-resilience-through-green-infrastructure-design. IMAGE 06: ACCD_PA. “How Green Infrastructure Is Making a Difference.” Allegheny County Conservation District, 22 July 2022, www.accdpa.org/blog/green-infrastructure-is-making-a-difference. IMAGE 07: “2016 ASLA Professional Awards.” PHYTO: Principles and Resources for Site Remediation and Landscape Design | 2016 ASLA Professional Awards, www.asla.org/2016awards/172182.htmL. Accessed 6 June 2024. IMAGE 08: Moenvironment. “Green Infrastructure and Rainscaping in St. Louis.” Missouri Coalition for the Environment, 21 July 2022, moenvironment.org/blog/green-infrastructure-and-rainscaping-in-st-louis/. Thank you!