HomeMy WebLinkAbout26-006 - Resolution - Preliminary Plat - Peltier PondsCITY OF LINO LAKES
APPROVING OPENING UTILITY STAGING AREA AND
WHEREAS, the City received a land use application for Peltier Ponds 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:
• Applicant Narrative prepared by Lennar
• Peltier Ponds Preliminary Plat and Plan Sheets prepared by Hill Incorporated revision date
February 9, 2026
• Peltier Ponds Preliminary Landscape Plans prepared by Calyx Design Group revision date
November 3, 2025
• Peltier Ponds Land Use & Density Plan prepared by James R. Hill, Inc. revision date
February 12, 2026
• Architectural Plans prepared by Lennar received on May 23, 2025 and February 2, 2026
• Stormwater Management Plan Narrative and Summary prepared by Hill Incorporated
revision date February 9, 2026
• Geotechnical Evaluation Report prepared by Bruan Intertec dated October 1, 2024
• Master Plan Booklet prepared by Lennar dated February 12, 2026
• Resource Inventory Report prepared by James R. Hill, Inc.
• Traffic Impact Study prepared by Traffic Impact Group, Inc. dated December 12, 2025
• Traffic Noise Assessment prepared by David Braslau dated May 9, 2025
• Joint Application for Wetland Replacement Plan prepared by I<jolhaug Environmental
Services Company, Inc. dated April 17, 2025
WHEREAS, the Planning & Zoning Board opened the public hearing on July 9, 2025 and
continued the hearing to December 10, 2025; and
WHEREAS, five parcels (PID #14-31-22-12-0002, PID #14-31-22-21-0004, PID #14-31-22-
21-0001, PID #14-31-22-21-0002 and PID #14-31-22-21-0003) are located in Utility Staging Area
1B (2025-2030); and
WHEREAS, per the 2040 Comprehensive Plan, prior to reaching the time threshold for the
next 10-year staging area, or five-year phase within a 10-year staging area, depicted on the
staging plan, the City Council will determine by resolution if the next area is to be opened to
development.
1
WHERAS, the following criteria will be used to determine where and when to open up the
next 10-year staging area, or five-year phase within a staging area, in accordance with the timing
indicated on the staging plan:
1. Adequate infrastructure must be available to support development. Appropriate
analysis will determine if adequate infrastructure is available and what utility extensions and
transportation improvements are required to support new development. If infrastructure is not
available and cannot be made available in a timely manner to support expanding into the next
10-year staging area or five-year phase within a staging area, the city may refrain from opening
up the next staging area, or portions thereof.
Based on projected water use, the initial phase of development can be accommodated by the
City's system prior to development of Well 7. As the water issue continues to develop it may
impact the City's ability to service future phases of the development. In such case future phases
of the development may be deemed premature.
2. Different areas of the city can be considered independently. A decision to open one area
of the city to development does not automatically open a different area of the city. Decisions to
open new areas to development should clearly define and map the area being opened.
Only the above noted five (5) parcels are being opened in Utility Staging Area 1B.
3. This process does not require a comprehensive plan amendment because it is in
accordance with the timing indicated on the staging plan.
NOW, THEREFORE, BE IT RESOLVED by the City Council of Lino Lakes, Minnesota that the
above criteria are met and Utility Staging Area 1B is opened for PID #14-31-22-12-0002, PID #14-
31-22-21-0004, PID #14-31-22-21-0001, PID #14-31-22-21-0002 and PID #14-31-22-21-0003; and
BE IT FURTHER RESOLVED:
II1►171►161to] aI_teI
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.
(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 development proposes a variety of housing types and lot sizes from larger single family lots
to townhomes that provide 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 district of Peltier Lake and adjacent to a large wetland complex.
The large wetland will be preserved and enhanced into a multi -purpose greenway corridor. The
corridor will also be protected by a vegetative buffer that provides additional protection to the
natural resources.
A stormwater reuse system will be 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 larger single family lots near Peltier Lake and to townhomes
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 variety of housing types and lot sizes.
(g) Provision of a housing type or target housing price that is desirable to the City.
The development proposes a variety of housing types consisting of single family lots and
townhomes. 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 will be achieved in the Peltier Ponds development:
® Preserving open space, providing park dedication and trails, and/or providing
stormwater management areas, in excess of minimum standards to implement the
Greenway System
® Restoring/enhancing ecological systems
® Managing stormwater using natural filtration and other ecologically based approaches
® Providing life -cycle and affordable housing
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.
Peltier Ponds is consistent with 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;
51
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.
Peltier Ponds is consistent with infill policies. 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;
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.
Peltier Ponds with proposed road improvements meets the requirements for level of service
(LOS). The developer will pay for required roads and intersections improvements. 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.
Based on projected water use, the initial phase of development can be accommodated by the
City's system prior to development of Well 7. As the water issue continues to develop it may
impact the City's ability to service future phases of the development. In such case future phases
of the development may be deemed premature.
(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.
Peltier Ponds will be served with an adequate waste disposal system.
BE IT FURTHER RESOLVED the following PUD, Planned Unit Development flexibility is
provided for Peltier Ponds:
1. Detached 65ft wide single family lot vs. two-family lots in shoreland district
2. Lot widths: 55ft wide single family lots < 60ft wide R-2 requirement
3. Corner lot widths: 72.5ft wide < 75ft wide requirement
4. Lot size: 6,875sf < 7,500 sf R-2 requirement
5. 55ft and 65ft Wide Single Family Lots:
a. Side yard setback: 7.5ft < 10ft
6. Townhomes:
a. Local street lot line setback: 25ft < 30ft
b. Rear lot line setback: 25ft < 30ft
7. Building design standards:
a. Single Family R-2 (55ft and 65ft wide lots):
i. Minimum building footprint: 780sf < 850sf
ii. Garage size: 445sf < 520sf
1. No more than 14 houses shall have garage sizes less than 520sf.
iii. Garage protrusion from front porch:
1. 2-Story Home: Eft > Oft
2. 1-Story Home: 2ft > Oft
iv. Garage/fagade ratio:
1. 1 story home:
a. 67% garage/33% fagade > 50%/50%
b. If greater than 50%, house must have window in largest
gable.
v. 3rd stall recess: 1ft < 2ft required
b. Townhomes (R-3)
L Exterior stone: 7% < 25%
8. Impervious Surface
a. Maximum impervious surface coverage for each single family lot shall be 48%.
BE IT FURTHER RESOLVED the Peltier Ponds PUD Preliminary Plan/Preliminary Plat is
approved subject to the following conditions:
1. The PUD Preliminary Plan/Preliminary is contingent upon Met Council's review and
approval of the Comprehensive Plan Amendment.
2. The Developer will enter into a Development Agreement with the City.
3. A Homeowners Association shall own and maintain the outlots containing private
streets, open space, wetlands, buffers, and townhome open space.
4. A Homeowners Association shall maintain the landscaped street medians, mowed turf
trail on Outlot J, and stormwater re -use system.
5. A trail easement shall be recorded over the trails and corridors after the trails have been
constructed.
6. Conservation easements and wetland buffer declarations shall be recorded over the
open space, wetlands and buffers.
7. The underlying conventional zoning districts shall be as follows:
7
a. R-1, Single Family Residential for the 80ft wide single family lots
b. R-2, Two Family Residential for the 55ft and 65ft wide single family lots.
c. R-3, Medium Density Residential for the townhomes.
8. The Peltier Ponds Community PUD Master Plan Booklet shall provide additional
development guidance.
9. Outlots A, B, and C shall be deeded to the City.
10. The other Outlots shall be deeded to a Homeowners Association (HOA).
11. Architecture:
a. The row townhome end units abutting public streets shall incorporate the higher
architectural standards as shown on Colonial Manor Patriot -CMS Sheet A3 dated
March 1, 2022.
b. An anti -monotony plan is required with final plat submittal.
c. A minimum 6 inch window trim is required on all front elevations.
d. A minimum 4 inch window trim is required on all side and rear elevations.
e. All garage doors shall be decorative and have a strip of windows.
f. All single family and townhome unit windows, patio doors, etc. adjacent to 201n
Avenue (CSAH 54) shall be constructed in such a way that:
i. The exterior to interior sound level attenuation is at least 30dB(A) as
detailed in the noise study.
ii. Window areas shall require a minimum STC 30 glazing.
g. One-story homes with garage facades greater than 50% shall have a window in
the largest gable.
12. No more than 14 houses shall have garage sizes less than 520sf.
13. A temporary roadway easement from Street G to existing Peltier Lake Drive shall be
recorded.
14. Based on projected water use, the initial phase of development can be accommodated
by the City's system prior to development of Well 7. As the water issue continues to
develop it may impact the City's ability to service future phases of the development. In
such case future phases of the development may be deemed premature.
15. Outlot A and B shall be dedicated as public park with the Phase 2 development.
16. The timing of trail construction shall be evaluated with each phase.
17. Only land that is reasonably suitable for park use and location shall be credited for
parkland dedication.
18. The developer shall grade in the trail located on the Public Parks.
19. The developer shall remove the street pavement on Peltier Lake Drive and grade in the
trail. The City will install the trail.
20. The turf trail on Outlot E shall be open to the public but maintained by the HOA.
21. An overhead electric transmission line easement covers the rear yards of Lots 9 and 10,
Block 5.
a. It shall be noted on the Certificate of Surveys and in the HOA documents that
lots with oversized easements may have limited ability to construct accessory
structures.
22. The OHWL setback impacts Lot 1, Block 1 and Lot 1, Block 2.
a. It shall be noted on the Certificate of Surveys and in the HOA documents that
lots with oversized easements may have limited ability to construct accessory
structures.
23. The developer shall obtain written consent to relocate the driveways on the properties
located at 7566 Peltier Lake Drive and 7542 Peltier Lake Drive consistent with the Peltier
Pond Preliminary Plat plan set. This consent must be obtained from the owners of each
property and must be in the form of recordable agreements, which the developer must
record with the County Recorder. The agreements must confirm consent from each
property owner authorizing the developer to relocate the driveway on the owner's
property from Peltier Lake Drive to Street H consistent with Peltier Pond Preliminary
Plat. The developer shall be solely responsible for the cost and construction of the
driveway relocation unless the recorded agreement with the property owner expressly
states otherwise. The developer must provide copies of the recorded agreements to the
City with the developer's application for final plat approval.
BE IT FURTHER RESOLVED the following items shall be addressed prior to City Council
approval of the final plat:
1. City Engineer memo dated February 17, 2026.
2. Environmental Coordinator memo dated February 17, 2026.
3. Anoka County Highway Department letter dated November 25, 2025.
4. All plan sheets:
a. Street A and Street B shall have sidewalks on both sides.
b. The trail connection north of Outlot L shall be 20ft wide and have a turn around.
c. All trail corridors shall be a minimum 30-40ft wide.
d. Trails shall be a minimum 8.5ft wide.
5. Sheet C2.4, Preliminary Plat:
a. The Base Flood Elevation and contours near the lake and Outlot J shall be shown
on the preliminary plat.
6. Drafts of the following documents shall be submitted with the final plat application:
a. HOA documents
b. Stormwater Reuse
c. Deeds
i. Outlots A, B, and C to the City
ii. Other Outlots to HOA
d. Conservation Easements
e. Wetland Buffer Declarations
f. Temporary Roadway Easement from Street G
g. Consent for Driveway Location
L 7566 Peltier Lake Drive
ii. 7542 Peltier Lake Drive
Adopted by the City Council of the City of Lino Lakes this 23rd day of February, 2026.
E
ATTEST:
a��
Roberta Colotti, CMC, City Clerk
10
R fferty, Mayor