HomeMy WebLinkAbout25-065 - Resolution - Wilkinson Waters - PUD Prelminary Plan and PlatCITY OF LINO LAKES
RESOLUTION NO. 25-65
APPROVING WILKINSON WATERS ADDITION
PUD PRELIMINARY PLAN/PRELIMINARY PLAT
WHEREAS, the City received an application for Wilkinson Waters Addition PUD
Preliminary Plan/Preliminary Plat, hereinafter referred to as "Development", and
WHEREAS, City staff has completed a review of the Development based on the following:
• Comprehensive Plan Amendment Maps prepared by ISG dated March 10, 2025
• Ash Street Traffic Impact Study prepared by ISG dated October 14, 2024
• Wetland Replacement Plan prepared by Kjolhaug Environmental Services dated March 2,
2025
• Wilkinson Waters Preliminary Plat Plan prepared by ISG dated March 10, 2025
• Stormwater Management Report prepared by ISG dated March 10, 2025
• Traffic Noise Analysis prepared by ESI Engineering dated March 11, 2025
• Preliminary Geotechnical Evaluation Report prepared by Braun Intertec dated February
11, 2025
• Wilkinson Waters Design Guidelines and Statement of Intent received on March 10, 2025
WHEREAS, public hearings were held before the Planning & Zoning Board on April 9, 2025
and May 14, 2025, and the board recommended approval of the Development with conditions,
NOW, THEREFORE, BE IT RESOLVED by the City Council of Lino Lakes, Minnesota that:
FINDINGS OF FACT
PUD, Planned Unit Development
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.
A master plan for this area is not required per the 2040 Comprehensive Plan -Planning District 4.
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Per Planning District 4, a gateway should be planned at the intersection of Centerville Road and
County Road J (Ash Street). The Lino Lakes Gateway Planning manual was prepared in June 2024
and includes this area.
(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.
The commercial component supports economic expansion.
The development proposes a mix of residential housing types consisting of townhomes, market
rate apartments, and senior living. This variety in housing types supports life -cycle housing.
The flexible site design configuration allows for the creation of a multi functional greenway
corridor that incorporates storm water management, wetlands, open space, and trails. The
development also promotes conservation and 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 is within the shoreland districts of Lake Wilkinson and Lake Amelia and adjacent to a
large wetland complex. The large wetland will be preserved and enhanced into a multi -purpose
greenway corridor and storm water management system. The corridor will also be protected by
a vegetative buffer that provides additional protection to the natural resources.
A stormwater reuse system will be evaluated and implemented to the extent feasible to offset
the use of municipal water for irrigation.
(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 development transitions from low intense townhomes near Wilkinson Lake and the wetland
to higher intense apartments near the arterial roads.
(e) Efficient use of land resulting in smaller networl<s of utilities and streets thereby
lowering development costs and public investments.
Private streets result in efficient, smaller networks of utilities and streets. This lowers
development costs and public investments.
(f) Mix of land use types.
The development proposes a mix of residential housing types and commercial development.
(g) Provision of a housing type or target housing price that is desirable to the City.
The development proposes a mix of residential housing types consisting of townhomes, market
rate apartments, and senior living. 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 may be achieved in the Wilkinson Waters concept plan:
• Preserving open space, providing parl< dedication and trails, and/or providing
stormwater management areas, in excess of minimum standards to implement the
Greenway System
o 53% open space > than minimum 50% required by Shoreland PUD
• 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
Preliminary Plat
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 maybe 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.
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Wilkinson Waters is consistent with the goals and policies of the comprehensive plan regarding
resource management, land use, housing, transportation and utilities. The development is also
consistent with the local water management plan, capital improvement plans and growth
management policies.
(b) Consistency with infill policies. A proposed urban subdivision shall meet the city's infill
policies:
1. The urban subdivision must be located within the Metropolitan Urban Service Area (MUSA)
or the staged growth area as established by the city's Comprehensive Plan;
2. The cost of utilities and street extensions must be covered by one or more of the following:
a. An immediate assessment to the proposed subdivision;
b. One hundred percent of the street and utility costs are privately financed by the
developer;
c. The cost of regional and/or oversized trunl< utility lines can be financed with available
city trunl< 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.
Wilkinson Waters is consistent with infill policies. The two (2) easterly lots containing the
residential and commercial development are within Utility Staging Area 1A. One hundred
percent of the street and utility costs are privately financed by the developer The cost, operation
and maintenance of the utility system is consistent with the normal costs projected by the water
and sanitary system plans. No future utility costs are proposed.
(c) Roads or highways to serve the subdivision. A proposed subdivision shall meet the
following requirements for level of service (LOS), as defined by the Highway Capacity Manual:
1. If the existing level of service (LOS) outside of the proposed subdivision is A or B, traffic
generated by a proposed subdivision will not degrade the level of service more than one grade;
2. If the existing LOS outside of the proposed subdivision is C, traffic generated by a proposed
subdivision will not degrade the level of service below C;
3. If the existing LOS outside of the proposed subdivision is D, traffic generated by a proposed
subdivision will not degrade the level of service below D;
4. The existing LOS must be D or better for all streets and intersections providing access to the
subdivision. If the existing level of service is E or F, the subdivision developer must provide, as
part of the proposed project, improvements needed to ensure a level of service D or better;
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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.
Wilkinson Waters meets the requirements for level of service (LOS). Existing roads and
intersections providing access to the subdivision will have the structural capacity to
accommodate projected traffic from the proposed subdivision upon completion of Ramsey and
Anoka County intersections improvement. 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) Watersupply. 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.
Wilkinson Waters will have an adequate water supply served by White Bear Township.
(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.
Wilkinson Waters will be served with an adequate waste disposal system through White Bear
Township.
BE IT FURTHER RESOLVED the following PUD, Planned Unit Development flexibility is provided
for Wilkinson Waters Addition:
1. Building height: 40 feet (3-story) for multi -family buildings and 55 feet (4-story) for
senior living building > allowed 36 feet height in shoreland district.
2. Floor Area: 550 square foot studio apartment unit < required 700 square feet with
additional 100 square feet per bedroom
a. A maximum of 15% of all multi -family units can be studio apartments.
3. Townhomes
o Base Lot Width: 142ft < 150ft Shoreland PUD requirement
o Base Lot Size: 18,239sf < 20,OOOsf R-4 requirement
4. Multifamily Buildings
o Distinct ground levels are not required for the 3-story multi -family buildings.
5. Setbacks
o Multifamily Buildings
■ Building Side Lot Line: 15ft < 20ft requirement
o Townhomes
■ Building Rear Lot Line: 15ft < 30ft requirement
■ Building Side Lot Line: 10ft < 20ft requirement
BE IT FURTHER RESOLVED the Wilkinson Waters Addition PUD Preliminary Plan/Preliminary
Plat is approved subject to the following conditions:
1. The Comprehensive Plan Amendment shall be approved by Met Council prior to approval
of the final plat.
2. A joint powers agreement between Lino Lakes and White Bear Township for sanitary
sewer and water shall be approved prior to approval of the final plat.
3. A Homeowner's Association shall own and maintain the outlots containing open space,
wetlands, buffer, and lake.
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4. A Homeowner's Association shall maintain the landscaped road medians.
5. An outlot shall be created for the upland area of the public park to the west that will be
used for passive recreation.
a. The outlot shall be deeded to the City.
6. In lieu of public land dedication, the City will collect cash fee.
a. Credit will be given for trail construction costs.
7. A trail easement shall cover the trail corridor on Outlot F.
8. A Conservation Easement and/or Wetland Buffer Declaration shall be recorded over the
wetlands and buffer.
9. The underlying conventional zoning districts shall be R-4, High Density Residential for the
townhomes, apartments, and senior living building and GB, General Business for the
commercial.
10. Architecture and building design standards shall meet noise study requirements.
11. The Design Guidelines & Statement of Intent -Wilkinson Waters shall provide additional
development guidance.
BE IT FURTHER RESOLVED following items shall be addressed prior to City Council approval of
the final plat:
1. All comments from City Engineer memo dated April 2, 2025.
2. All comment from Environmental Coordinator memo dated March 26, 2025.
3. All comments from Anoka County Highway Department email dated March 27, 2025.
4. All comments from Ramsey County Public Works email dated May 7, 2025,
5. All lot lines, proposed ROW, etc. on all plan sheets shall be a solid line, not dashed.
6. All Wilkinson Way street right-of-way parking lot setbacks shall be minimum of 15ft.
a. All plan sheets and Design Guidelines shall be revised.
7. A wetland buffer signage location plan shall be created that includes the City sign detail.
8. All applicable plan sheets shall include six (6) ft tall maintenance free fences near the
underground parking drive lanes along Ash Street and Centerville Road.
9. Sheet AO-11, Phasing Plan:
a. Delete chart titled Devoted Area.
b. The phasing narrative does not match the Design Guidelines narrative.
c. Delete density chart
d. Move Site Summary chart to Site Plan sheets
e. Impervious surface calculations only need to be provided on Land Use & Density
Plan.
10. Sheet AO-12, Land Use Plan:
a. Insert revised Land Use and Density Plan
11. Sheet AO-16, Preliminary Plat:
a. Standard 10ft drainage and utility easement detail shall be included.
b. Drainage and utility easements shall be labeled.
c. Drainage and utility easement needed over stormwater ponds.
d. Outlot D and E shall be lots and blocks on the preliminary plat.
i. They can be final platted as outlots.
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e. Delete setbacks, height requirements, proposed zoning, etc. and just say, "See
Design Guidelines for setbacks and building heights".
12. Sheets AA-20 and AA-21, Apartment Elevations:
a. On all elevations, include callouts identifying each material.
i. For example, where are the wood finish accents?
b. On all elevations, add the building height elevation line.
13. Sheet AC-20, Clubhouse Elevations:
a. Add building heights.
b. Add exterior materials % and callouts.
14. Sheet AT-20, Townhome Elevations:
a. Add stone base around entire buildings.
15. Sheet C3-10, Overall Site Plan:
a. Building ID 14 should be senior housing
b. Show trail looping through public park to Ash Street.
c. The "greenway corridor" sidewalk along Wilkinson Way adjacent to the
commercial shall be minimum 8.5ft wide to match trail width.
16. Sheet C3-11, Site Plan:
a. On multifamily lot,
i. Along south lot line, change 15ft rear setback to 30ft rear setback.
ii. Along west lot line, change 15ft rear setback to 15ft side setback.
b. On the commercial lot,
i. Along the north lot line, change 15ft rear setback to 10ft side setback.
c. The proposed uses of "Future Amenity" areas shall be clearly defined.
17. Sheet C3-12, Site Plan:
a. Label the lines.
b. Label parking lot setback lines.
18. Sheet C3-13, Site Plan:
a. Trail shall be minimum 8.5ft wide.
19. Sheet C3-14, Site Plan:
a. Label the lines.
b. Label parking lot setback lines.
20. Sheet C3-21, Utility Plan:
a. The fire hydrant on the east side of Building B be located south closer to the garage
entrance.
21. Sheet E1-02, Photometric Plan:
a. Photometric plans shall be required with future commercial and senior building
development.
22. Sheet E1-05, Lighting Cut Sheets and Schedule:
a. Light fixture labels shall be clearly noted on the photometric plans.
b. Lighting details shall be provided for the multi -family building wall packs.
c. Additional lighting shields shall be added to light fixtures and building wall packs.
23. Design Guidelines booklet comments will be provided separately.
Adopted by the City Council of the City of Lino Lakes this 271h day of May, 2025.
Ro R ferty, Mayor
ATTEST:
Roberta Colotti, CMC, City Clerk