HomeMy WebLinkAbout25-078 - Resolution - Clearwater Commons Preliminary Plat• r
WHEREAS, the City received a land use application for Clearwater Commons preliminary
plat ("Development"); and
WHEREAS, City staff completed review of the Development based on the following
submittals:
® Certificate of Survey prepared by Bogart, Pederson & Associates, Inc. dated January 10,
2025
® Resource Inventory prepared by Bogart, Pederson & Associates, Inc. dated January 10,
2025
® Preliminary Plat prepared by Bogart, Pederson & Associates, Inc. dated February 24,
2025
® Civil Plan Set prepared by Bogart, Pederson & Associates, Inc. dated March 7, 2025
® Stormwater Management Report prepared by Bogart, Pederson & Associates, Inc.
dated March 7, 2025
® Project Narrative dated March 3, 2025
® Easement Exhibits prepared by Bogart, Pederson & Associates, Inc. dated February 24,
2025
® Traffic Study prepared by SSTS LLC dated April 2, 2025; and
WHEREAS, a public hearing was held before the Planning & Zoning Board on May 14,
2025 and the Board recommended approval of the preliminary plat with a 7-0 vote.
NOW, THEREFORE, BE IT RESOLVED by the City Council of Lino Lakes, Minnesota that:
FINDINGS OF FACT
Per City Code Section 1001.013, Premature Subdivision:
(1) General. Any concept plan, preliminary plat or final plat deemed premature pursuant to
the following criteria shall be denied by the City Council.
(2) Conditions for establishing a premature subdivision. A subdivision may be deemed
premature should any of the following conditions not be met.
(a) Consistency with the Comprehensive Plan. Including any of the following:
1. Land use plan;
2. Transportation plan;
3. Utility (sewer and water) plans;
4. Local water management plan;
5. Capital improvement plan; and
6. Growth management policies, including MUSA allocation criteria.
Clearwater Commons preliminary plat is consistent with the goals and policies of the
comprehensive plan.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill
policies:
1. The urban subdivision must be located within the Metropolitan Urban Service Area
(MUSA) or the staged growth area as established by the city's Comprehensive Plan;
2. The cost of utilities and street extensions must be covered by one or more of the
following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by the
developer;
c. The cost of regional and/or oversized trunk utility lines can be financed with
available city trunk funds; and
d. The cost and timing of the expenditure of city funds are consistent with the city's
capital improvement plan.
3. The cost, operation and maintenance of the utility system are consistent with the
normal costs as projected by the water and sewer rate study; and
4. The developer payments will offset additional costs of utility installation or future
operation and maintenance.
Clearwater Commons preliminary plat is consistent with infill policies. The development is within
the current Utility Staging Area 1A (2018-2025). The cost and timing of the expenditure of city
funds are consistent with the city-s capital improvement plan. The cost, operation and
maintenance of the utility system are consistent with the normal costs projected by the water
and sanitary rate study. No future utility costs are proposed.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the
following requirements for level of service (LOS), as defined by the Highway Capacity
Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic
generated by a proposed subdivision will not degrade the level of service more than one
grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by a
proposed subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a
proposed subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing access
to the subdivision. If the existing level of service is E or F, the subdivision developer must
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provide, as part of the proposed project, improvements needed to ensure a level of
service D or better;
5. Existing roads and intersections providing access to the subdivision must have the
structural capacity to accommodate projected traffic from the proposed subdivision or
the developer will pay to correct any structural deficiencies;
6. The traffic generated from a proposed subdivision shall not require city street
improvements that are inconsistent with the Lino Lakes capital improvement plan.
However, the city may, at its discretion, consider developer -financed improvements to
correct any street deficiencies;
7. The LOS requirements in divisions (2)(c)1. to 4. above do not apply to the 1-35W/Lake
Drive or 1-35E/Main St. interchanges. At city discretion, interchange impacts must be
evaluated in conjunction with Anoka County and the Minnesota Department of
Transportation, and a plan must be prepared to determine improvements needed to
resolve deficiencies. This plan must determine traffic generated by the subdivision
project, how this traffic contributes to the total traffic, and the time frame of the
improvements. The plan also must examine financing options, including project
contribution and cost sharing among other jurisdictions and other properties that
contribute to traffic at the interchange; and
8. The city does not relinquish any rights of local determination.
Clearwater Commons preliminary plat meets the requirements for level of service (LOS). The
proposed Level of Service does not degrade by more than one (1) LOS, therefore, the
development is not considered premature. Existing roads and intersections providing access to
the subdivision have the structural capacity to accommodate projected traffic from the
proposed subdivision. No street improvements are proposed that are inconsistent with the City's
capital improvement plan. The city does not relinquish any rights of local determination.
(d) Water supply. A proposed subdivision shall be deemed to have an adequate water
supply when:
1. The city water system has adequate wells, storage or pipe capacity to serve the
subdivision;
2. The water utility extension is consistent with the Lino Lakes water plan and offers the
opportunity for water main looping to serve the urban subdivision;
3. The extension of water mains will provide adequate water pressure for personal use
and fire protection; and
4. The rural subdivision can demonstrate that each of the proposed lots can be provided
with a potable water supply.
Clearwater Commons preliminary plat will have an adequate water supply.
(e) Waste disposal systems. A proposed subdivision shall be served with adequate waste
disposal systems when:
1. The urban sewered subdivision is located inside the city's MUSA or is consistent with
the MUSA allocation criteria;
2. The city has sufficient MUSA and pipe capacity to serve the subdivision if developed to
its maximum density;
3. The subdivision will result in a sewer extension consistent with Lino Lakes sewer plan
and capital improvement plan;
4. A rural subdivision can demonstrate that each lot can be served by an adequate
sanitary sewer disposal system; and
5. A rural subdivision with a proposed communal sanitary sewer or water system has an
effective long range management and maintenance program with proper financing.
Clearwater Commons preliminary plat will be served with an adequate waste disposal system.
BE IT FURTHER RESOLVED the Clearwater Commons preliminary plat is not a premature
subdivision; and
BE IT FURTHER RESOLVED the Clearwater Commons preliminary plat is approved
subject to the following conditions:
1. A shared access, parking, and maintenance agreement and exhibit shall be recorded.
2. The Permanent Utility and Drainage Easement per Doc. No. 2084186.005 shall be vacated
contingent upon filing of the final plat.
BE IT FURTHER RESOLVED the following items shall be addressed in conjunction with
the Clearwater Commons final plat land use application submittal:
1. All comments from the City Engineer memo dated May 7, 2025.
2. All comments from the Environmental Coordinator memo dated May 5, 2025.
3. All comments from Anoka County Transportation Division letter dated April 30, 2025.
4. All comments from City of Centerville letter dated May 6, 2025.
5. Clearwater Commons Preliminary Plat:
a. Include standard drainage and utility detail.
6. Preliminary Plan, Title Page:
a. Rename Clearwater Commons Preliminary Plans
7. Sheet C3, South Site Plan:
a. Right in/right out access to south driveway shall be clearly shown.
b. A minimum of five (5) feet is required between the trash enclosure/parking lot
and back of curb.
Adopted by the City Council of the City of Lino Lakes this 0% day of
2025.
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ATTEST;
Roberta Colotti, CMC, City Clerk
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