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HomeMy WebLinkAbout26-023 - Resolution - Harvest Grange Preliminary PlatCITY OF LINO LAKES RESOLUTION NO. 26-23 APPROVING HARVEST GRANGE PRELIMINARY PLAT WHEREAS, the City received a land use application for Harvest Grange Preliminary Plat, hereinafter referred to as "Development", and WHEREAS, City staff has completed a review of the Development based on the following: • Applicant Narrative dated May 11, 2026 • Harvest Grange Plan Set prepared by Carlson Engineering revision date May 11, 2026 • Land Use Plan prepared by Carlson Engineering revision date May 11, 2026 • Net Area Exhibit prepared by Carlson Engineering revision date May 11, 2026 • Traffic Study prepared by Transportation Collaborative & Consultants, LLC dated May 11, 2026 • Harvest Grange Noise Assessment Update prepared by David Braslau Associates, Inc. dated April 28, 2026 • Geotechnical Exploration Report prepared by Haugo Technical Services dated December 16, 2025 • Soil Boring Data prepared by Haugo Technical Services dated May 11, 2025 • Rare Plant Survey Report prepared by Midwest Natural Resources dated July 14, 2025 • Stormwater Management Plan prepared by Carlson Engineering revision date May 11, 2026 • Wetland WCA Joint Application prepared by Kjolhaug Environmental Services dated May 11, 2026; and WHEREAS, the Planning & Zoning Board held a public hearing on February 11, 2026 and recommended approval of the Development; and NOW, THEREFORE, BE IT RESOLVED by the City Council of Lino Lakes, Minnesota that Per 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 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. The Harvest Grange preliminary plat is consistent with the 2040 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. The Harvest Grange preliminary plat is consistent with infill policies. The development is within the current Utility Staging Area 1A=2018-2025. 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 2 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. The Harvest Grange preliminary plat meets the requirements for level of service (LOS). Existing roads and intersections have capacity to accommodate the proposed subdivision. 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. The Harvest Grange 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. The Harvest Grange preliminary plat will be served with an adequate waste disposal system. and BE IT FURTHER RESOLVED the Harvest Grange preliminary plat is not deemed premature; BE IT FURTHER RESOLVED the Harvest Grange preliminary plat is approved subject to the following conditions: 1. Outlots A and B shall be owned and maintained by an HOA or private entity. 2. Outlot C shall be owned and maintained by the City. 3. The private street shall gain access from the public street and shall maintain the street drainage with concrete curb and gutter per City Standard Specifications for Construction. Private street access on urban and rural streets shall have at a minimum a five-foot bituminous or concrete apron. The remainder of the private street shall be designed, constructed and surfaced as approved by the City Engineer. 4. Street signs shall be designed and installed in compliance with City General Specifications and Standard Detail Plates. 5. Signage stating "No Parking - Fire Lane" shall be located along the private street in locations as approved by the City Fire Inspector. 6. All townhome units adjacent to 20th Avenue (CSAH 54) shall be constructed in such a way that the exterior to interior sound level attenuation is at least 30dB(A) as detailed in the noise study. a. Window areas shall require a minimum STC 30 glazing. 7. A FEMA CLOMR is required with the final plat application. 8. A FEMA LOMR will be required prior to issuing building permits for impacted lots within the floodplain. 9. The developer shall submit to the City the MPCA SSTA Abandonment Reporting Form as proof that the private septic system has been properly removed. 10. The developer shall submit to the City the MDH Well and Boring Sealing Record as proof that the private well has been properly capped. 11. Sheet 3, Preliminary Plat: a. Under Site Data -Minimum Townhome Setback Data: The text shall be revised to: i. Street Right -of -Way Setback 1. Local = 30ft 2. Arterial = 40ft ii. Rear Lot Line = 30ft iii. Side Lot Line = 10ft Id 12. The following comments shall be addressed: a. City Engineer Memo dated May 27, 2026 b. Environmental Memo dated June 3, 2026 c. Anoka County Highway Department Letter dated May 27, 2026 Adopted by the City Council of the City of Lino Lakes this Bch day of June, 2026. r , I":;f L R R fferty, Mayor Roberta Colotti, CMC, City Clerk