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Home My WebLink About05/14/2003 P&Z Packet• CITY OF LINO LAKES PLANNING & ZONING BOARD MEETING Wednesday, May 14, 2003 6:30 p.m. City Council Chambers (will not be televised on Ch. 16) AGENDA I. CALL TO ORDER AND ROLL CALL II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: April 9, 2003 IV. OPEN MIKE V. ACTION ITEMS • A. Rebecca Keller, 6206 Red Maple Lane, Variance, Tanda Gretz B. Thomas Laumeyer, 6174 Centerville Road, Variance, Tanda Gretz C. PUBLIC HEARING, Molin Concrete, 415 Lilac Street, Site Plan Review and CUP Amendment, Jeff Smyser • Coeoh - REMOVED E. PUBLIC HEARING, Comp Plan Amendment, Elm Street Area, Mike Grochala F. CONTINUED PUBLIC HEARING, Bruggeman Properties, SE corner of Birch Street and Hodgson Road, Preliminary Plat, Rezone, CUP and Site Plan Review, Jeff Smyser (to be continued to June meeting) VI. DICUSSION ITEMS A. Ravens Hollow, K -G Development/Rockey Goertz, east of Hodgson Road & west of Ware Road, south of the Fox Trace Subdivision, Jeff Smyser VII. ADJOURN • CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE : April 9, 2003 TIME STARTED : 6:30 P.M. TIME ENDED : 9 :36 P.M. MEMBERS PRESENT : Corson, Hyden, Lyden, Rafferty, Schaps and Tralle. MEMBERS ABSENT : Lane. STAFF PRESENT : Jeff Smyser; Michael Grochala; Bob Kirmis (NAC) I. CALL TO ORDER AND ROLL CALL Chair Schaps called the Lino Lakes Planning and Zoning Board meeting to order at 6:30 • p.m., April 9, 2003. II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: March 12, 2003 • Mr. Corson made a MOTION approve the March 12, 2003 Minutes and was supported by Mr. Hyden. Motion carried 5 -0 -1 (Mr. Lyden abstained). IV. OPEN MIKE Chair Schaps declared Open Mike open at 6:32 p.m. There was no one present for Open Mike Mr. Lyden made a MOTION to close Open Mike at 6:32 p.m., and was supported by Mr. Corson. Motion carried 5 -0. V. ACTION ITEMS A. ELECT CHAIR AND VICE CHAIR FOR 2003 Mr. Hyden made a MOTION to elect Chair Schaps as Chair for 2003 and was supported by Mr. Corson. Motion carried 5 -0. DRAFT MINUTES Planning & Zoning Board April 9, 2003 Page 2 Mr. Corson made a MOTION to elect Mr. Rafferty as Vice Chair for 2003 and was supported by Mr. Hyden. Motion carried 5 -0. B. CONTINUED PUBLIC HEARING, Bruggeman Properties, SE corner of Birch Street Chair Schaps reopened the public hearing at 6:37 p.m. Staff stated applicant had requested preliminary plat approval to allow a three lot commercial subdivision on property located south of Birch Street and east of Hodgson Road. Staff requested the Board review the acceptability of the proposed land uses. Notice of specific concern was the motor fuel station component. Mr. Lyden stated when they looked at this area and the zoning districts the City had, there was a good reason why they had a general business area. He noted this area had residences and therefore, needed to be neighborhood business and not general business. Mr. Grochala agreed. Mr. Lyden stated he wanted to see neighborhood business in this area. He noted he had nothing personal against a gas station, but by putting a gas station there, it precluded them from putting other businesses that they needed in this area. Mr. Rafferty stated he also wanted to see neighborhood business located in that area. He noted there was nothing unique with this proposal. He suggested a first class restaurant or other upper scale development be proposed. He noted a gas station in that area was not appropriate. Mr. Grochala noted market realities would dictate as to what went there. He stated neighborhood business was drawing from a much smaller area, which would preclude a restaurant facility from wanting that location. He indicated a gas station/convenience store was a good anchor for a small neighborhood business. He stated this was a challenge. He noted this was pass -by traffic, not destination traffic. Mr. Rafferty pointed out that Kozlak's Restaurant was located in a residential area and it worked well in that area. Mr. Grochala stated it was not impossible for a business to be successful in this type of an area, but it was difficult. Mr. Rafferty stated in some cases if it was built, the residents would come. Chair Schaps asked what was the Board's specific objection to the gas station. He noted a restaurant would have an increased traffic pattern and he did not believe the neighborhood wanted more traffic. Mr. Rafferty stated he would not agree to any type of a development there until the traffic was addressed. Chair Schaps noted the last thing they wanted on the property was a building that was empty and they needed to build what the market was demanding. DRAFT MINUTES • • M • • • Planning & Zoning Board April 9, 2003 Page 3 Mr. Rafferty indicated he wanted a "classy" development on that land. He stated he understood the economics of the situation, but he believed the residents would come to a business if it there is a nice, classy, upscale development on that property. Mr. Lyden stated he did not want this development to look like County Road J. He suggested various businesses for the development. Mr. Grochala noted all of the businesses Mr. Lyden had suggested required a drive -thru and a drive -thru was not allowed in a neighborhood business district. Mr. Hyden asked if this project would not going to go through if they did not allow a gas station. Mr. Grochala replied from the developer's standpoint, this was a possibility. He noted the market realities were that it was possible that two gas stations were not possible in this area. Mr. Hyden noted the reality was that a gas station on each corner of the road would both be used. He noted the market would dictate what went on that site. Mr. Corson stated when it came to gas stations, he thought of noise, light, and pollution issues. He noted those issues would need to addressed. Mr. Grochala stated a gas station had the most extensive performance requirements placed on it than any other businesses and was held to a higher standard than other businesses in the City. Mr. Rafferty stated he would like to see some creativity in this area. Mr. Tralle expressed concern about the traffic patterns to access this proposed development. Mr. Grochala noted this was a concern of staff also and they were working with the developer on this issue. He indicated they were looking at the possibility of moving the road. Mr. Tralle asked if the exit of the car wash would be on the front side of the convenience store. He noted if this were the case, it would create an icy area in the winter months. He noted this exit should be redesigned. Mr. Grochala replied staff would be addressing those concerns with the developer. Chair Schaps stated he wanted to see a neighborhood business in the area. He noted this would not fit a general business area. He stated a neighborhood business would give them the ability to consider other things. He agreed the market was going to control this area. He stated the developer had to be aware that this business was in a residential area and that landscaping was very important, as well as lighting and hours of operation. Mr. Hyden agreed limited business would fit in that area. Mr. Lyden asked if the Board agreed the gas station was acceptable on the site. Chair Schaps replied he was not opposed to it. DRAFT MINUTES Planning & Zoning Board April 9, 2003 Page 4 Mr. Lyden stated he was not for limited business. Mr. Grochala stated both developers had escrowed the money for a feasibility study to determine the extent of the improvements for traffic. He indicated staff was working with the developers regarding the traffic concerns. Perry Ladem, 6425 Hodgson Road, read part of the Comprehensive Plan that he believed was applicable to this site. He stated he did not see a neighborhood focal point for this development as required by the Comprehensive Plan. He challenged the developer to come up with a neighborhood focal point. He asked how many sites in the City were available for neighborhood business. He noted a neighborhood business was appropriate for this site. Mr. Hyden asked what did Mr. Ladem believed a focal point would be. Mr. Ladem replied a business was not necessary for a focal point. He suggested a park or a place where neighbors could gather, or a plaza area. He stated this area was not pedestrian friendly. Bryan Olson, 511 Hawthorn Road, asked if there was any chance to rezone the area to a R -1 area, or single - family residential area. He noted it appeared that a development of this sort would go in before any traffic changes were made and this area was difficult right now. He asked if the City addressed traffic issues before the developments went in. He noted if there were no other choices, he was in favor of a rezoning somewhat like a neighborhood business. He indicated he did not have any idea of what he would like to see on that land, but he did not want to see another gas station and he believed the residents in that area agreed with this. He expressed concern about the increase in traffic, and environmental issues with a gas station. He indicated there was a safety issue with the school down the road. Mr. Grochala replied to rezone the area, it would require an amendment to the Comprehensive Plan which would have snowball effects to another part of the City to meet the requirements of the Comprehensive Plan. He noted this was also not a good location for single - family homes. He noted unfortunately, the traffic would not be addressed until the development went in because the developers were putting in the traffic controls. Mr. Lyden noted the spirit and intent of the Comprehensive Plan was to have this area be neighborhood business, but if a neighborhood business could not survive in this area, then the right thing in his mind was to go back and look at this area again. Mr. Corson noted he liked the idea of a focal point in the neighborhood. Greg Schlink, representative of developer, believed they were a lot closer on the issues than appeared. He noted the three issues were meeting the intent of the Comprehensive Plan, making the retail marketable, and making it a viable development for them. Peter Hilger, Portfolio Design Services, Architect, noted he has never done a convenience store that was not a conditional use permit. He indicated that was not a concern for them. He stated the business suggested by Mr. Lyden and Rafferty were possible, but did not fit DRAFT MINUTES • • • 4 • Planning & Zoning Board April 9, 2003 Page 5 with the zoning ordinances of the City. He stated they were comfortable with the limited business, including the convenience store. He summarized the development. He noted there were other areas of the City where gas stations were across the street from each other and survived. He indicated the gas station was proposed to be neighborhood, mom and pop convenience stores. He stated the kind of business they would expect to see in this type of a center would be a coffee shop, a video store, hair salon, eating establishment (i.e. Subway, Chinese food restaurant, etc.). He noted, however, that many of these types of restaurants they could have on that site only if a drive thru would be allowed. He stated they could create a design that would be attractive, with sufficient landscaping. Greg Schlink noted they wanted to create architecture that was compatible with the residential area and they were willing to work with the Board and staff regarding this. He summarized the residential portion of the development for the Board. Mr. Lyden asked where the children would play in the development. Greg Schlink replied they were not opposed to a tot lot in the area. Mr. Tralle requested the developer mix up the colors in the proposed development. He stated he did not want to see the same color homes in the development. He requested they look at the architectural appeal of the development. • Mr. Lyden stated this development was not unique. • Mr. Rafferty stated he agreed with Mr. Tralle's suggestion. Mr. Tralle made a MOTION to continue the public hearing. The motion was supported by Mr. Corson. Motion carried 5 -0. Chair Schaps REOPENED the Open Mike at 8:29 p.m. Chad Wagner, owner of Millers on Main, stated they had done some research and a lot of work for possibly opening up a restaurant less than one mile from the previous development and it was not feasible. He stated his issue was with Millers On Main and possibility relocating it. He noted the road was eventually going to get widened. He stated he would like to screen in the patio to make it more usable. He noted the problem was that his building was not 40 feet off the road for a setback and he was informed he could not make any improvements to it because of this. He asked the Board's opinion on screening in the existing patio. Mr. Smyser noted this was a non - conforming structure that was being requested to be being made even more non - conforming. He noted Mr. Wagner had a problematic site. Mr. Lyden stated he had no problem with this idea. Chair Schaps asked if screening in the existing patio would be a violation of the Ordinance. Mr. Smyser replied screening was considered enclosing, which was in violation of the Ordinance. DRAFT MINUTES Planning & Zoning Board April 9, 2003 Page 6 Chair Schaps asked if the screening was not a permanent structure, but was put up seasonally, wasn't this a permit issue. Mr. Smyser replied he did not know if this was a building code issue and it would be up to the building code officials to answer this. He noted he had not gotten into this in that level of detail. He noted there might be other options. Chair Schaps indicated the Board wanted to help Mr. Miller with his situation, but they had to follow the Zoning Ordinances and suggested he bring this up with the City Council. Mr. Wagner noted there would be no heating of the porch with this proposal. He stated he would like to leave the structure up all year. Mr. Tralle asked if there was some way they could grandfather this business in because of its long - standing history with the City. He stated it did not make sense for Millers On Main not to be able to do make some improvements to their facility. Mr. Smyser noted they would look into possibilities with the building officials. Mr. Lyden indicated mosquitoes were a public safety issue and for the safety of the patrons, he agreed with the screening in of the patio. Chair Schaps RECLOSED Open Mike at 8:45 p.m. Chair Schaps adjourned the meeting at 8:45 p.m. and reconvened the meeting at 8:54 p.m. Mr. Lyden was not present for the remainder of the meeting. VI. DISCUSSION ITEMS A. 35E CORRIDOR, TRI -CITY COALITION Staff explained the coalition of communities was requesting each community to bring a list of issues to be considered when the group establishes a work plan for their next meeting. Staff requested that the Board draft a list of questions for Council discussion. Mr. Hyden noted he wanted a connection of 35W and 35E. Mr. Corson replied they needed more trails and recreation outside of the parks. Chair Schaps indicated anything that happened commercially for Centerville, Lino Lakes or Columbus was dependent upon 20th Avenue. Mr. Rafferty questioned if they wanted an 80th Street connection to the freeway. B. RAVENS HOLLOW, K -G DEVELOPMENT/ROCKEY GOERTZ, EAST OF HODGSON ROAD AND WEST OF WARE ROAD, SOUTH OF THE FOX TRACE SUBDIVISION DRAFT MINUTES • • • • • Planning & Zoning Board April 9, 2003 Page 7 Staff stated Ravens Hollow was a project proposed for land between Hodgson and Ware Roads, immediately south of Fox Trace development. Staff noted the main issue is if the comprehensive plan needed to be amended if the project did not comply with the density of the current plan. Staff also noted another issue was the City's requirements regarding the annual number of units and amount of MUSA allocation to be approved. Chair Schaps asked if they were in a particular mode to go through a Comprehensive Plan Amendment right now. He stated he did not believe they were. Mr. Smyser replied he agreed they were probably not at the point to amend the Comprehensive Plan at this time. Rockey Goertz summarized the difficulties they had with this development. He indicated this development would not go through until next year. He stated it was tough to get the density up. Mr. Smyser suggested a plan to make some of the lots smaller with a planned development or single - family townhomes. Mr. Goertz stated this development was in an odd place. He noted the residents would not agree to townhomes — they wanted single - family homes. Chair Schaps noted a Comprehensive Plan amendment was not a good proposal at this time. Mr. Smyser agreed that a Comprehensive Plan amendment was not a good idea at this time. Chair Schaps suggested going with a Planned Development. Mr. Rafferty noted he was against 80 -foot lots. He stated he wanted 100 -foot lots, but he understood Mr. Goertz' difficulties with this development. VII. ADJOURNMENT Mr. Corson made a MOTION to adjourn the meeting at 9:36 p.m. and was supported by Mr. Rafferty. Motion carried 4 -0. Respectfully submitted, Kathy Altman, Recording Secretary TimeSaver Off Site Secretarial, Inc. DRAFT MINUTES • AGENDA ITEM 5A STAFF ORIGINATOR: Tanda Gretz P & Z MEETING DATE: May 14, 2003 TOPIC: Variance to allow an addition (home and garage) to be constructed within the required street setback, for property located at 6206 Red Maple Lane. Rebecca Keller ACTION REQUIRED: 3/5 vote BACKGROUND Rebecca Keller owns property located at 6206 Red Maple Lane, in the northeast corner of the intersection of Red Maple Lane and 62nd Street, in Section #32. The property is approximately 34,000 sq. ft. in size and contains a home and attached 2 -stall garage. Ms. Keller would like to enlarge the existing garage on the south side, as well as add a home addition above the garage and a mud room on the east side. These additions would require construction approximately 3 -1/2 feet into the required 40 -foot street setback of 62nd Street, and thus Ms. Keller is asking for a variance. This review is based on the following exhibits: 1.) General Location Map 2.) Certificate of Survey • 3.) Floor Plans • Planning & Zoning Board May 14, 2003 Keller Variance ANALYSIS The following chart summarizes the zoning and land use designations for the subject property, as well as surrounding properties: Location Guided Land Use Zoning Subject Site Low Density, Unsewered Residential Rural North C4 " East " " South " " West " " Under the Lakes Zoning Ordinance, a property of this size and zone is allowed up to 1,200 sq.ft. of accessory building space. The property currently contains an existing attached garage measuring slightly more than 20 X 22 feet - roughly 500 square feet. The applicant plans to expand the garage to 992 square feet. There are no other accessory buildings on the property. The Lino Lakes Transportation Plan classes 62"d Street as a Minor Collector street, with the Lino Lakes Zoning Ordinance requiring a 40 -foot street setback for all collector or arterial streets. At present, 62nd Street is paved from Ware Road to Red Maple Lane, with the section from Red Maple Lane to Holly Drive not constructed, but indicated as a "proposed road" under the Lino Lakes Transportation Plan. The applicant's proposed addition would extend three feet, seven inches into the required 40' street setback. The applicant has stated that it is necessary to encroach into the setback area in order to make the proposed addition of a size large enough to make the project worthwhile. Conversely, it is staff's contention that the desire to expand simply in order to have more storage space does not constitute a demonstration of hardship. Further, by making some design changes and expanding to the east, rather than the south, the applicant has the ability to fulfill their desire for expansion while working within the requirements of the ordinance. FINDINGS OF FACT The Lino Lakes Zoning Ordinance directs that in considering all requests for variance or appeal, and in taking subsequent action, the City shall make the following finding of fact: 1. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. Comment: the property has been, and currently is being, put to reasonable use Planning & Zoning Board May 14, 2003 Keller Variance 2. That the plight of the landowners is due to physical circumstances unique to his property, and not created by the landowner. Comment: there are no physical circumstances that are unique in this situation. Like many properties in the City, the lot on which the home is placed is simply not large enough to accommodate the further expansion as proposed — at least to the south. 3. That the hardship is not due to economic considerations alone, and when a reasonable use for the property exists under the terms of the ordinance. Comment: the property can, and has, been put to reasonable use under the ordinance. Further, the applicant's desire to expand, which is not an issue of hardship, is not precluded by the directives of the ordinance. Rather, by making other design choices, the applicant would be able to expand. 4. That granting the variance requested will not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. Comment: granting the variance would confer special privilege, in the absence of hardship being demonstrated. 5. That the proposed actions will be in keeping with the spirit and intent of the ordinance. Comment: in terms of variances, the spirit and intent of the ordinance is upheld only when a clear hardship is identified. CONCLUSION The Lino Lakes Zoning Ordinance establishes minimum street setback requirements for all City streets as a way of providing buffer space between traffic and structures, as well as providing for future right -of -way requirements when streets are constructed or enlarged. The portion of 62nd street east of Red Maple Lane, while not currently constructed, is designated on the Lino Lakes transportation plan to be constructed at some point in the future as a collector street, and will thus require a 40' setback. Staff would recommend denial of the proposed variance in order to preserve full right -of -way for 62nd Street. • Planning & Zoning Board May 14, 2003 Keller Variance OPTIONS 1. Recommend denial of the variance. 2. Recommend approval of the variance. 3. Return to staff with direction. RECOMMENDATION Option #1. • • 4 EXHIBIT # 1 ANOKA COUNTY HIGHWAY RIGHT -OF -WAY PLAT NO. II BIRCH CT. 10 11 12 9 10 MI OQ2111112i lk`` , 14Emf® MI& Plige 1111 Plere II Iri k II Ill III . PROPOSED CONDITIONS PLAN Building Permit Survey For Tony Luczak Const. Lot 1, Block 1, Colonial Woods, Anoka Co. Mn. 1j $q ` 1'0'1 8 "u4! 252.40 a) c J Ems"' t i ouSE M�an�, i S. �✓ • $ u si 4 0 a a) cC Pr o f oscd A _cb i_1 i b __ 62nd Street 212: 0 / .Y Berl,' 4 VW 1'=301 } 46 • No4# EXHIBIT # �- Q a a c'4 CD • Existing Space • • G A R A G E E N T R Y (o 26 feet D R I V E WA Y 22 feet EXIIIBIT # 3 Proposed Space PROPOSED SPACE Garage and Entry/Mudroom Upper Addition 6ft 1/2 bath 6 f 30 ft 10 ft MUDROOM E N T R Y 12 ft closet 8ft 8ft f 16 ft 8ft 12 ft 16 feet G A R A G E 24 feet 48 feet Bathroom r Walk -in Closet Master Bedroom 32 Family Room 32 feet AGENDA ITEM 5B STAFF ORIGINATOR: Tanda Gretz P & Z MEETING DATE: May 14, 2003 TOPIC: Variance to allow the construction of a home addition within the required shoreland (OHWL) setback, for property located at 6174 Centerville Road. Thomas Laumeyer ACTION REQUIRED: 3/5 vote BACKGROUND Mr. Thomas Laumeyer owns property located at 6174 Centerville Road, on the west side of Lake Amelia. Mr. Laumeyer's existing home is non - conforming in that it is located within the Shoreland Overlay District of Lake Amelia, but does not meet the required 150 -foot setback requirement from the ordinary high water level (OHWL). Mr. Laumeyer would now like to add an addition onto his home, however the proposed addition would likewise not meet the required setback from the OHWL. As a result, the applicant is asking for a variance from the required 150 -foot setback from the OHWL, as specified under the Lino Lakes Shoreland Management Overlay Ordinance (Chapter 1102.07, Subdiv. 2.A.1). This review is based on the following exhibits: 1. General Location Map 2. OHWL Location/Hult Assoc. Letter 3. Marked Up Survey Planning & Zoning Board May 14, 2003 Laumeyer Variance ANALYSIS Shoreland Ordinance The Shoreland Management Overlay Ordinance was adopted by the City of Lino Lakes in response to Minnesota Statute requirements. The Ordinance applies to land ( "shoreland ") located within 1,000 feet of the OHWL of the public water bodies noted within the ordinance. Lake Amelia is classified as a Natural Environment Lake under the Shoreland Ordinance, and as such, requires all structures maintain a 150 -foot setback from the OHWL, which is defined as 908.10. The existing house has a setback of 90 feet. The proposed addition, which would be on the north side of the home, would have approximately the same setback. The Shoreland Ordinance directs that all additions /expansions to nonconforming structures "must meet the setback, height, and other requirements of (the) ordinance. Any deviation from these requirements must be authorized by a variance." Zoning & Land Use The following chart summarizes the zoning and land use designations for the subject property, as well as surrounding properties: Location Guided Land Use Zoning Subject Site Rural Land Use Rural Executive (R -X) North " East Lake Amelia Lake Amelia South Rural Land Use Rural Executive (R -X) West Low Density, Sewered Residential Rural (R) The property is somewhat isolated, with the nearest neighboring house located south of the subject property at the intersection of Ash Street and Centerville Road. The nearest houses north of the property are located along Centerville Road, on the west side of the road. Septic Issues The Shoreland Ordinance also specifies a 150 -foot setback from the OHWL for the septic system of properties located within the Shoreland Overlay District of a Natural Environment Lake. The septic system for the subject property is located southeast of the house and is non - conforming in that it does not meet the required setback, being approximately 80 feet from the OHWL. 2 Planning & Zoning Board May 14, 2003 Laumeyer Variance Additionally problematic is the requirement of the Shoreland Ordinance which specifies that properties subject to its provisions, and applying for a variance, must have conforming septic systems (Chapter 1102.04, subdiv. 3.C): "For existing developments, the applications for variance must clearly demonstrate whether a conforming sewage treatment system is present for the intended use of the property. The variance, if issued, must require reconstruction of a non - conforming sewage treatment system." Specifically, the septic system must comply with Chapter 402 of the City Code and the Minnesota Pollution Control Agency standards (Chapter 7080), as outlined under Chapters 1102.08 and 1102.11 of the Shoreland Ordinance. As the City has no information as to the compliance status of the septic system on site, a Certificate of Compliance from a certified septic system inspector should be required. Please note that the ordinance specifically states that "a sewage treatment system shall NOT be considered nonconforming if the only deficiency is the sewage system's improper setback from the ordinary high water level." In this respect, then, the goal is just to establish functional compliance of the system, and not necessarily to relocate it. A last issue to note is whether the proposed addition implies greater use of the septic system. That is, if additional bedrooms are being installed, then the implication is that the existing septic system will be subject to greater useage. Depending on the status of the system, this increased usage may or may not impact the system. Building Issues There are a number of different ordinances which address the issue of how high above the 100 -year flood elevation a structure must be elevated. For construction purposes, the lowest floor of a structure should be located a minimum of two feet above the 100 -year flood elevation, which is defined as 910.0 for the Lake Amelia. The applicant has submitted information indicating that the lowest floor elevation of the existing home is at 914.2 (Exhibit 2), which meets the two -foot separation requirement. Elevations are not available for the proposed addition, and it would be required that the addition likewise meet the two -foot separation. Please note that this requirement pertains to the 100 -year flood measurement (910.0), and not the OHWL (908.10). DNR Tom Hovey of the DNR has reviewed this application. Mr. Hovey has stated that the DNR does not oppose the applicant's plans for an addition, as long as such an addition is not built any CLOSER to the OHWL than the current non - conforming structure. • • • Planning & Zoning Board May 14, 2003 Laumeyer Variance FINDING OF FACT The Shoreland Ordinance specifies that variances to its provisions be evaluated as outlined in the Lino Lakes Zoning Ordinance, which directs that when considering all requests for variance or appeal, and in taking subsequent action, the City shall make a finding of fact: 1. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. Comment: the property has been, and currently is being, put to a reasonable use. 2. That the plight of the landowners is due to physical circumstances unique to his property, and not created by the landowner. Comment: the circumstances are not tied to the physical property, but rather the placement of structures on the property. 3. That the hardship is not due to economic considerations alone, and when a reasonable use for the property exists under the terms of the ordinance. Comment: the property can, and has been, put to a reasonable use. The applicant has a desire to expand, which is not an issue of hardship, adding an addition onto a non - conforming structure which would be equally non - conforming. 4. That granting the variance requested will not confer on the applicant any special privilege that would be denied by this ordinance to other lands, structures, or buildings in the same district. Comment: granting a variance in the absence of hardship confers special privilege. 5. That the proposed actions will be in keeping with the spirit and intent of the ordinance. Comment: in terms of variances, the spirit and intent of the ordinance is upheld only when a clear hardship is identified. CONCLUSION The City of Lino Lakes has adopted the Shoreland Management Overlay Ordinance as required under Minnesota State Statute. The applicant's property is subject to the ordinance, being within 1,000 of the OHWL of Lake Amelia, a natural environment lake. 4 Planning & Zoning Board May 14, 2003 Laumeyer Variance The Shoreland Ordinance requires that any additions constructed within such an area be setback 150' from the OHWL, with a septic system that is fully compliant. The proposed addition would not meet the required setback, and the City has no information as to the compliance status of the existing septic system. Although the DNR is not opposing the proposed addition, staff cannot recommend a variance that does not demonstrate hardship. OPTIONS 1. Recommend denial of the variance. 2. Recommend approval of the variance. 3. Return to staff with direction. RECOMMENDATION Option #1 • Z Q J a 0 CANFIELD ROAD EXHIBIT # / KARTH ROAD W. WHIT CO. RD. S�v ASH - STREET 343 —CO,— RD 7-14411' ( ASH — STREET ) — 11'Il April 29, 2003 HULT & ASSOCIATES, INC. A division of McCombs Frank Roos Associates, .1 Engineering, Planning, Surveying & Wetland Delineating Thomas Laumeyer 6174 Centerville Road Lino Lakes, MN 55038 Re: Elevation of existing house Dear Mr. Laurneyer: Telephone: 651-464-3130 Facsimile: 651 - 464 -4822 EXHIBIT # Z On April 7, 2003, we located the Amelia Lake Ordinary High Water (OHW) adjacent to your home, the existing garage, and the existing house (sketch below). We located the lowest opening of the existing house where the lower level door opens towards the lake. The lowest opening elevation is 914.2. This is 6.1 feet above the Amelia Lake OHW of 908.10. Once again, elevations were based on a DNR bench mark located on the east side of Amelia Lake. If you have any questions or if you need any additional services, please feel free to give me a call. Sincerely, v Torry aftson, P.E. EXISTING -� HOUSE XoHw OHW /,—ORDINARY HIGH WATER LINE EXISTING y�� ✓ AMELIA LAKE 908.10 (NAVD 1929) GARAGE SSA OHw XoHW • Mailing Address: P.O. Box 37- Forest Lake, MN. 55025 • • Email: hultemfra.com • 500 W. HWY. 96 ST. PAUL 12. MINN. 484.3301 I hereby certify that this survey, plan, or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota. CERTIFICATE .OF SURVEY MILNER W. CARLEY & ASSOCIA-1 to\ �� ♦�'y CONSULTING CIVIL ENGINEERS LAND SURVEYORS cye EXHIBIT # 3 314 OAK ST. SAUK CENTP.E. M;NN. 352.3664 18 4 E. S.E. ST. CLOUD. MINN 251.7751 I t tg N oM ■ - f %r. r Reg. No..._7]25Date Aug. 23 , 1968 • • AGENDA ITEM V. C STAFF ORIGINATOR: Tanda Gretz, Jeff Smyser P & Z MEETING DATE: May 14, 2003 TOPIC: Public Hearing: Conditional Use Permit Amendment Molin Concrete, Randy Molin BACKGROUND Molin Concrete proposes to construct two building additions. One is a 950 sf locker room. The other is a 3100 sf expansion of a maintenance garage. The following chart describes the Zoning and Land Use designation of the subject site, as well as surrounding properties: Location Land Use Zoning Subject Site Industrial General & Light Industrial North Low Density, Unsewered Residential Rural East Industrial & Commercial Rural South Industrial General Industrial West Low Density, Unsewered Residential R -1 Residential Single Family and Rural The Molin property is covered by a conditional use permit for the concrete plant. The northern 20 acres is covered by an interim use permit for outdoor storage. This new application does not involve the storage area. The conditional use permit (CUP) covers the entire site. Building additions require an amendment to the CUP. Under the new zoning ordinance, the site plan review is done administratively. However, a CUP amendment is necessary, and a site plan review is part of the CUP review. Therefore, this report includes a site plan review. Because this application involves the CUP amendment, it is appropriate to review the conditions placed on the site through the last CUP amendment in 2001. That City amended the CUP with Resolution 01 -182. • • • Molin May 14, 2003 page 2 SITE PLAN Buildings: Site plans have been submitted for two additions. One is for a 950 sq. ft. locker room facility. The addition will be located on the southern side of the existing manufacturing building, adjacent to Lilac Street. The addition meets all required setbacks. The second proposed addition is for a 3,100 sq. ft. expansion of an existing maintenance garage. This addition will be located on the northern side of the main Lilac St. parking area. The addition meets all required setbacks. Architectural elevations show that the exteriors of the proposed two additions will complement the existing buildings. The maintenance garage will have a heavy brush finish. The locker room will be smooth, painted concrete, like the existing building to which it will be attached. Lighting: The photometric plan indicates that the project complies with City requirements regarding lighting intensity at the property lines. As a condition of approval for the previous Conditional Use Permit Amendment granted in 2001 (Resolution No. 01 -182), the site is subject to specific lighting fixture requirements (see conditions #7 & 8). These requirements state that lighting shall be "hooded and directed to reflect light away from neighboring residential properties and rights -of -ways. The fixture details submitted for the proposed two additions are hooded, but they must be mounted so light is downward- directed. That is, they must be mounted parallel with the ground, so there is 90 degree cut off angle. Traffic: The building additions are to accommodate current activity on site. They will not increase the number of employees or the amount of traffic generated by the concrete plant. The City has received no recent calls about trucks parking on Lilac St. Grading/Drainage, Utilities: A grading plan and utility plan have been submitted for the site. The City Engineer's comments are attached. No new utilities will be needed for the building additions. Landscaping: There is no landscaping proposed for the two additions. Staff does not recommend any. The maintenance garage is at an internal location on the site and is almost entirely surrounded by other buildings. The new locker facility addition is dwarfed by the existing manufacturing building, and the front of the site is fenced with a screening wall. Completion of a number of landscaping issues was a condition of approval for Molin's previous Conditional Use Plan Amendment (Resolution No. 01 -182), given in November of 2001, for an expansion of the Molin facilities. These landscaping issues involved tree • • • Molin May 14, 2003 page 3 and shrub planting on the berm to the north of the property, as well as native seed planting around the pond located north of the berm. Because of the wet weather last summer, excavation and landscaping were delayed on the northern portion of the Molin site. Molin did notify City staff of this problem last year. Staff visited the site on May 2nd to view progress. The landscaping plan is being implemented properly, according to the approved planting plan. Some acceptable substitution of a few individual plantings has occurred. Molin has almost completed construction of the swale and pond through the property. When they are finished, landscaping can be completed. RECOMMENDATION Staff recommends approving the CUP amendment with the following conditions: 1. The City Engineer's comments in the May 6, 2003 TKDA memo must be satisfied. 2. Exterior lighting fixtures shall be hooded and directed to reflect light away from neighboring residential properties and rights -of -way. The fixtures must have a 90 degree cut off angle. 3. All conditions in Resolution 01 -182 continue to apply. This report is based on architectural and structural plans received April 8, 2003; preliminary grading plan, photometric plan, and lighting fixture cut sheets received April 21, 2003. • Memorandum DATE: May 7, 2003 TO: Mike Grochala FROM: James E. Studenski, City Engineer RE: Molin Concrete Products Attached is a TKDA memorandum dated May 6, 2003, reviewing the Molin Concrete Products building additions. The project is in general conformance with City requirements. The memorandum items must be addressed prior to approval being given for this project. • Please contact me at 651/982 -2430, with any questions. . 600 Town Center Parkway, Lino Lakes, Minnesota 55014-1182 Phone: 651- 982 -2400 0 Fax: 651- 982 -2499 0 TDD: 651 -982 -2410 TKDA •ENGINEERS • ARCHITECTS • PLANNERS MEMORANDUM 1500 Piper Jaffrey Plaza 444 Cedar Street Saint Paul, MN 55101 -2140 (651) 292 -4400 (651) 292 -0083 Fax www.tkda.com To: James Studenski, City Engineer Reference: Molin Concrete Products Company Copies To: City of Lino Lakes, Minnesota Comm. No. 12701 -002 From: Scott A. Brink 64-j1� //erg Routing: Date: May 6, 2003 The proposed plans provide for building additions to the exist Molin Concrete Products Facility located at the intersection of Lilac Street and Fourth Avenue. The additions consist of a restroom addition (approximately 1000 sq. ft.) to the existing building (75,000 sq. ft.) and a maintenance garage addition (approximately 3200 sq. ft.) to the existing office garage. A set of Architectural and Structural plans have been submitted to the City of Lino Lakes, along with a site utility plan. The following review comments are based upon Sheet Cl (utility plan) prepared by Plowe Engineering, Inc., dated March 14, 2003. Comments 1. The project site is located at the northeast corner of the intersection of Lilac Street and Fourth Avenue. The proposed building additions and associated utility work all occur on private property and connect to existing private utility lines. The private lines serving the proposed additions are 8 -inch diameter sanitary sewer and 8 -inch diameter watermains, all adequate in size to accommodate the proposed additions. However, the Contractor shall coordinate all proposed utility connections in accordance with the City of Lino Lakes' requirements for building permits and associated utility connections. 2. The Contractor shall adhere to working hours for construction activities in accordance with the requirements of the City of Lino Lakes. 3. The Contractor shall provide a sweeper to clean streets and paved areas outside of the project site on a daily basis as needed. 4. The Contractor shall install silt fence and erosion control measures around all disturbed areas. 5. A note must be added that the City of Lino Lakes Utility Supt. shall be contacted at least 48 hours prior to any utility work, utility connections, or any work in the public right -of -way is performed. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity 1VIolin Concrete Products Company Page 2 May 6, 2003 City of Lino Lakes, Minnesota • 6. A note must be added that all sanitary sewer and watermain installed as part of this project shall be installed, tested, and accepted per the requirements of the City of Lino Lakes, specifications of the City Engineers Association of Minnesota, the Minnesota Department of Health, and the Minnesota Pollution Control Agency, as required. Sanitary sewer service pipe shall be SDR 26 or SCH 40 and ductile iron water pipe shall be CL 52. Gate valves shall be Mueller A- 2370 -20 with mechanical joints, meeting AWWA Specifications C500 -61. Valve Boxes shall be Mueller H -10357 with H -10361 drop lid and extensions shall be Mueller H- 10363. 7. At this time, it does not appear that the proposed improvements will require a review or approval from the Rice Creek Watershed District since the area to be disturbed is less than 2.5 acres. However, a review may be warranted if the improvement site is located within a 100 -year floodplain, or within 1,000 feet of a public water or protected wetland. There is a wetland identified on Sheet C 1 within 1000 feet of the improvements. However, this wetland does not appear to be identified on the NWI map. 8. Existing drainage patterns must be maintained. • • • • • CM April 4, 2003 Dear Neighbors Since 1897 CONCRETE PRODUCTS COMPANY This letter is to inform you that Molin Concrete is planning on two small building additions at the south end of our property. These additions are for support purposes and do not include production space. Included in this mailing are two sheets that give information about these plans. We anticipate that our application for approval will be discussed during the May Planning and Zoning meeting. The first sheet shows a site plan for Molin Concrete. On this site plan, you will see the location of the two proposed additions (both are labeled and highlighted in black). The second sheet provides the layouts of the proposed additions. The additions are: 1. Restroom / Locker facility — This is a 950 square foot addition for our employees that work in the plant. This addition is long overdue and will provide our employees with a facility that is large enough to handle their needs. 2. Maintenance Garage addition — This is a 3,100 square foot addition to the current maintenance shop. The existing maintenance shop is in the lower level of the small two -story building on our property. The current facility is too small for much of our equipment. We currently have to perform some normal maintenance (oil changes, equipment washing, and tire changing) outside. This addition will allow us to drive our equipment into the building for maintenance. Our maintenance personnel will appreciate being inside on rainy or winter days. We would like to extend an invitation to you to stop by Molin Concrete on April 17th between 4:30 and 6:30 p.m. Tom Molin, Randy Molin and Mark Groff will be available to show you the plans for the additions and answer any questions you may have. If you need to come at some other time, please call ahead so that we can make sure that one of us is available. Sincerely, Molin Concrete Products Company Tom Molin Randy Molin President Vice President Cc: Mike Grochala, City of Lino Lakes Planning and Zoning Members City Council Members Mark Groff Chief Financial Officer OUR MISSION IS "BUILDING" CUSTOMER SATISFACTION THROUGH GENERATIONS OF TEAMWORK Flexicore Hollowcore Plank • Wallpanels • Beams and Columns • Misc. Precast 415 Lilac Street • Lino Lakes, Minnesota 55014 • Office 651 - 786 -7722 • FAX 651 - 786 -0229. 1- 800 - 336 -6546 • EOE/AA Jib rn Th EQl1 AVM _ '/ 0000000000000000000000000000**SW*** RESTROOM ADDITION MAI NTENANC GARAGE DDITION • V z 1- = • LCF Series 2" Adjustable Fitter raaidli This cutoff luminaire has an optical system specifically designed to assure maximum main beam projection, while minimizing spill Tight. It is generally positioned with a 20° tilt back from vertical to reduce glare and obtain optimum performance. The optical chamber is sealed to reduce dirt and insect contamination. This fixture is ideal for small parking areas and building- mounted security lighting. 120° teiNkelts V '' .8000, 300 90° Candlepower Distribution Curve of cd 175W MH Cutoff Floodlight, 20' tilt above horizontal. 80 80 36.6 385 24.4 183 123 6.1 Om 8.1 Om 6.1 122 16384.4 'm 24A 183 122 8.1 Isofootcandie plot of one 175W MH Cutoff Floodlight at 15' (4.6 m) from reference plane and 20' tilt. Candlepower Distribution Curve of 150W HPS Cutoff Floodlight, 20' tilt above horizontal. 10 177 107 e7 0 0 40 0 20 24A 183 12.2 6.1 Wattage! Lamp 150W PSMH 50W MH 70W MH 100W MH 175W MH 35W HPS 50W HPS 70W HPS 100W HPS 302 24.4 183 12.2 8.1 Om 8.1 0 m 4.1 12.2 163 204 Isofootcandle plot of one 150W HPS Cutoff Floodlight at 15' (4.6 m) from reference plane and and 20' Olt Fie grr :ft`i nt�� Catalog Mounting Code Number (Insert Code at In Catalog #) LCF "615 -M 3 = 2' Adjustable Fitter LCF "405 -D 4 =Yoke Mount LCF•407 -D 8 =Without Mounting (hardware) LCF'410 -D (factory- drilled) LCF'417 -M LCF'503 -1 LCF•505 -D LCF'507 -M ALL k? 0 (,/NT LCF'510 -M W 150W HPS LCF'515 -M Options: (Factory - Installed) Change Add After Description Suffix To Suffix 277V Reactor Ballast (PSMHonl) 27 120V Reactor ballast (50 -150W HPS only) 1 480V ballast (175W MH & 70 -100W HPS only) 5 Quad -volt ballast (50 -100W MH only) M Tri -volt ballast (ro -r+sw MH 670 -150w HPS only) (Canada only) T Single Fuse• (277V Reactor, 120V, 277V or 347V) 27, 1, 2 or 6 F Dual Fuse* (208V, 240V or 480V) 3,4 or 5 F Tamperproof Lens Fasteners J Button Photocell' (Factory- installed with all mountings other than 2' Adjustable Fitter) NOTE n/a on 4804 27, 1, 2, 3, 4 or 6 P External Photocell' (Factory - Installed) (page 123) For fixtures w /480V 5 P • Fixtures with factory- installed photocell and/or fuse supplied with single voltage ballast Accessories: (Field - Installed) Description Catalog # Wire Guard FWG -L Polycarbonate Vandal Shield (n/a if fixture is used In an uptight position) LS -L Tamperproof Screwdriver TPS -1 Button Photocell (Field - installed in fixtures with 2' Adjustable Filter) For fixtures wt120V PC -1 For fixtures wf208, 240 or 277V PC -2 For Oxtures w/347V PC'6 Optical Systems Page 115 Mountings Page 116 Catalog Number LoglclVoltage Suffix Key Page 116 Accessories Page 123 Mounting Alternatives Pages 124 -125 Mounting Brackets Pages 126 -127 Poles Pages 128 -133 (235 mm) • z I- .1 0 Ce • CF Series r Adjustable Fitter This cutoff luminaire has an optical system specifically designed to assure maximum main beam projection, while minimizing spill light. It is generally positioned with a 15' to 25° tilt above horizontal to reduce glare and obtain optimum performance. The CF Series can be used for parking lots, auto sales lots and outdoor sports areas (volleyball, tennis courts, etc.). Three Sizes: 12' square x 5" deep (305 x 127 mm) 16' square x 6.5' deep (406 x 165 mm) 22' square x 9.25" deep (559 x 235 mm ITMS*1 j� f""wi LQ4.��1 Candlepower Distribution Curve of 400W HPS Cutoff Floodlight, 20' tilt above horizontal. 407 100 80 00 40 27 0 20 40 60 80 100 48.8 140 197 107 00 a m 0 97 422 — 98.9 396 24.4 163 - 122 21 0th 61 40 -�� 122 306 214193 122 61 Om 61 122 183 244 315 !so ootcandle plot of one 400W HPS Cutoff Floodlight at 30' (9.1 m) mounting height, and 20' tilt above horizontal. i Pgr:#61fr 1oa00o``,'• %It • 200000 Candlepower Distribution Curve of 1000W HPS Cutoff Floodlight, 20' tilt above horizontal. 106 80 e0 160 180 140' 127 100 80 00 40 m O 40 20 0 20 40 60 e0' 100 54.0 J— 488 42.7 366 365 24.4 163 11.11 41 Om 61 27332 24.4 183 122 61 Om 01 122 183 24A 300 Iso ootcandle plot of one 1000W HPS Cutoff Floodlight at 40' (12.2 m) mounting height, and 20'tilt above horizontal. Housing Wattage/ Catalog Size (sq.) Lamp Number 12' 150WPSMH MCF'615 -M 16' 1 320WPSMH CF "632 -M 22' 750W PSMH CF *675 -M 12' 50W MH MCF•405 -D Order Cnfarmatiant 12' 12' 12' 16' 16' 16' 22' 12' 12' 12' 12' 70W MH MCF'407 -D 100W MH MCF•410 -D 175W MH MCF•417 -M 175W MH CF'417 -M 250W MH CF *425 -M 400W MH CF =440 -M 1000W MH CF *499 -M 35W HPS MCF`503 -1 50W HPS MCF•505 -0 70W HPS MCF•507 -M 100W HPS MCF'510 -M Mounting Code (Insert Code at * In Catalog 1) 3 =2' Adjustable Fitter 4 = Yoke Mount 5= Fluxed 20' Mount 8 = 1/2" Adjustable Fitter (12' Adj. Fitter for use on 12' housing only) 8 = Without Mounting (hardware) (factory - drilled) 12' 150WHPS MCF *515 -M 16" 250WHPS CF•525M WALL / D4NT 16' 400W HPS CF *540 -M 22' 1000WHPS CF•599 -M Other lamp wattages available- consultfactory I Reduced envelope lamp. ED28 for 320W PSMH Options: (Factory - Installed) Change Add After Description Suffix To Suffix 277V Reactor Ballast nun only) P7 120V Reactor ballast (50 -150W HPS 12' housing only) 1 480Vba)Iasi(320WPSMH ,175- 10eav(IH&70- 1000W HPS only) 5 Quad -volt ballast (50 -100W MH only) M Tri -volt ballast (320W PSMH, T 70 -1500W MH & 70 -1000W HPS only) (Canada only) Single Fuse* (277V Reactor, 120V, 2771/ or 347V) 27, 1, 2 or 6 F Dual Fuse* (208V, 240V or 4801) 3, 4 or 5 F Ouartz Standby (delay -relay type) (Includes 100W 0 lamp) (n/a 277V Reactor) Q Upllght Lens Frame U Button Photocell* (Factory- installed with all mountings other than 2' Adjustable Fitter ) NOTE: n/a on 1000W w/120V-, all 480V 27, 1, 2, 3, 4 or 6 P fxlernal Photocell* (Factory - installed) (page 107) For fixtures w/1000W,120V 1 P For fixtures w /480V 5 P * Fixtures with factory - Installed photocell and /or fuse supplied with single voltage ballast Accessories: (Field - installed) 12' housing 18' housing 22' housing Wire Guard FWG -12 FWG-16 FWG -22 Backlight Shield SBL -12 SBL -16 SBL -22 Polycarbonate (n/a if fixture is used in an uptight position) Vandal Shield LS-12 12-16 LS-22 Button Photocell (veld -Ina led In !Mures with 2• Adiustaule Finer) Catalog # For fixtures w/120V (n /a On 1000W) PC -1 For fixtures w/208, 240 or 277V PC -2 For fixtures w/347V PC'6 Mountings Page 90 Catalog Number Logic/Voltage Suffix Key Page 89 Optical Systems Pages79 -81 Accessories Page 107 Mounting Altemativen Pages 124-125 Mounting Brackets Pages 126-127 Poles Pages 128 -133 The main beam perpendlcu e a line ce of the • SOUTH ELEVATION e MAINTENANCE SwE W4-0. PRFF1tl1lD METAL FLASHING r 111 1111 111 I4AO .v.14-497lxsz EAST ELEVATION ' MAINTENANCE 3111E me-r• COSMO DItAR LEADER 009114 LION DOTING MEOW 7—IDOSTIIG FLAMING 4-- 005T:G O1U-4. PASI10D NA LL PEENIALSOD N11 PLASHING BISTRO DRAIN /_I.1 ROOT) Oa6TNG I01004 DRAB LEADER SPLASH DRAM LEADER SMASH HOCK PREFOSIED FIA9614 T.0x WIPING� II ' II proNIN`Jm PLASHING �IIIIr .. A 4 I 1011 _ Y I.1111.1 : I� IIIIIIIIIIIIIIIIlI 1 nlim 1 ] p 'A 9Tl7REFRGiT 3W011119CN 1 Nil ;Ill 1 911 lu iii 11111 19 oRN— noPr �p 1 '1100 4111 7 ' ° li mi Iilli II I, 41' Iigllll 01111111 MI D"T"G MI DDOR a n hal` _. • Ar.e rnt 0 o- kv 1 Y-1' } SOUTH ELEVATION e MAINTENANCE SwE W4-0. PRFF1tl1lD METAL FLASHING r 111 1111 111 I4AO .v.14-497lxsz EAST ELEVATION ' MAINTENANCE 3111E me-r• COSMO DItAR LEADER 009114 LION DOTING MEOW 7—IDOSTIIG FLAMING 4-- 005T:G O1U-4. PASI10D NA LL PEENIALSOD N11 PLASHING BISTRO DRAIN /_I.1 ROOT) Oa6TNG I01004 DRAB LEADER SPLASH DRAM LEADER SMASH HOCK PREFOSIED FIA9614 T.0x e • ncy. ma II ' II �IIIIr iIIIII _ Y H ``— ECM ilea„ n,�."� I ill Ai • pp� �I� u'n` �7 ��, ;Ill 1 911 lu iii 11111 0, /V II IIII !! III III ikli 310001 raa31 7 ' li SR 00.0ARD T.011920. WEST ELEVATION CD MAINTENANCE SCALE Wd0 PWTO PL ® SOUTH ELEVATION a RESTROOM ADDITION SCALE •.r-d PIPE BOLLARD PLAN SGLLE LP•r0 LANDING a EXTERIOR STAIR SCALE• 1• - l'-o• NORTH ELEVATION a MAINTENANCE .rue 1/e'.r0 PIPE BOLLARD TRANSVERSE SECT. AT GUARD RAIL SCALE. 1• - r-0• SOIAL 1 OWD SEE 6NA7 HID. PAL ION LOOM EXIT STAIR PLAN SProfessional Design Group Architects / Engineers 105 East Fourth Street Suite 200 PO Boo 641 Northfield, MN 55057 Bus. (507) 645 -2296 Fax. (507) 645-2393 www.profdesign.com CONCRETE PRODUCTS COMPANY Maintenance Addition & Restrooms Lino Lakes, MN Key Plan: SCALE V2•. r-o BASE s EXTERIOR STAIR Realties= Dots Approved fly Description Note Drawings are not to be scaled t0 obtain dimensions. Contact Professional Design Group for omitted or additional dimensions, 00 those In conflict with actual field measurements. 1 hereby certify that this pion, specification. er repent was prepared by me or under ray direct supervision and that 1 are o duly Licensed Architect under the lows of the stole of Minnesota. Signature: Typed 00 Printed Nome Date: Pea Na Project Number Date. Drawn By: Checked Br 9712t08 February 7, 2003 CRM DRL Copyright Professional Design Group: 2003 Sheet Tile: Exterior Elevations Sheet SCJLL.E• P • P-0• • • OEXPANSION JOINT DETAIL A9 00.E 1 vY- WALL CUTS BACK ABOVE 12' -IO AFF P OPENING O' PRECAST CONC. NALL PANEL -llr OA5 EXPANSION JOINT OCM.0 1 yr. 00 • OA3 FIRST FLOOR PLAN - MAINTENANCE ADDITION SCALE w-r-o 110RON o 0 ,® CD FIRST FLOOR DEMOLITION PLAN SCALE or-r.• ENLARGE TO I LET ROOM PLAN A3 SCALE 1/4'- 0-0 EXIST WALL 014 a OIbx 0-0144 Meru LOCKosg T0NCAL OF 4 Professional Design Group Architects / Engineers 10S East Fourth Street Suite 200 Bus. 1507) 645-2290 PO Box 641 Fax. 1507) 645 -2393 Northfield, MN 55057 www.pr.ldedgn.com Project 'Mitt CONCRETE PRODUCTS COMPANY Maintenance Addition & Restrooms Lino Lakes, MN Key Marc 2 SECOND FLOOR PLR4N- M14INTENANCE 'ADDITION A3 SALE VO4.r -o' 110RR44 COT DOOR CP13810 7Tn0144 MEOW N -1090/E WWI GENERAL NOTES: 1. PIED VERIFY ALL COSTING 04.00011+. 2. WEIR TO MO FOR DODO 501m1E S. REFER TO AO FOR Wee 90021E ROWE AND BLOCK 0P WlCe1 —ROYNE i ht/ oMlT KEYPLAN A3SECOND FLOOR DEMOLITION PLAN sort vd.r-0' Revhions I I nev.F I Dots I Approved By Description Note: Drawings are not to be scaled to obtain dimensions. Contact Professional Design Group for omitted or additional dimensions, or those in conflict with actual field measurements. I hereby witty that this plan. specification. or report was prepored by m e under y direct supervision m and that 1 a a duly or m Licensed Architect under the lows of the state of Minnesota. Sgnoturee Typed or Printed Nome Dote: Reg No Project Number: 97121.08 Dalc February 7 2003 Drawn By CRM Checked Br DRL Copyright Professional Design Group: 2003 sheet Title First Floor Plan Second Floor Plan Maintenance Addition Sheet 7t' 4944 own = e - _ t T I 1/—CURTAIN TRACK 1004 TO BEM idrife } Ti. Cs 10 v '? p t ta t PRWIOE 0.A5TOreOC I © 1044M4T 4 BACr2I0000 I I .•1. 06444004 .n. ML I t RM. I 14.-11, ,r e 4 ta l Cr= PARE N4<L I 2C6 I O TO MATO4 EXISONG OPP% LADDER 3141.3 LAMER TO ALIGN WM FLAW 1000NG 40040 BD0 � 4 NM 0004 7D I1Ta °a97"'G RBUIE FLOORING N SIP'S LADDER ROM PAT04 04500 5 og 20t ,r arrce ! _ Illlllliiil I OM I 3 CAP PM STIRS W 5444 GM CO 1ns V2• /� EAGN SIDE RECEPTION I 200 , RIS ilS 06 tR 7 REED OIG COOT. 2 I 61101 005T1NG feaY6. D t rPAT01 1NLL e / STAR SUFPORTS NIL R70R § PANT NAIL 7011701 EKISTMG 104 Er SI aria I ZS I i CAN PRECAST O►T ABOVE D8lwT 000113 I 1 YsD4 1 A •�_.._.,..._....._..._- �_..... _....._� ii __�� -P • 6••' 4' C' RN 57774. ROD S ATDO'ANSI044 ./T. T. RILL NEWT OF NALL ST-* '3 3d-Of Professional Design Group Architects / Engineers 10S East Fourth Street Suite 200 Bus. 1507) 645-2290 PO Box 641 Fax. 1507) 645 -2393 Northfield, MN 55057 www.pr.ldedgn.com Project 'Mitt CONCRETE PRODUCTS COMPANY Maintenance Addition & Restrooms Lino Lakes, MN Key Marc 2 SECOND FLOOR PLR4N- M14INTENANCE 'ADDITION A3 SALE VO4.r -o' 110RR44 COT DOOR CP13810 7Tn0144 MEOW N -1090/E WWI GENERAL NOTES: 1. PIED VERIFY ALL COSTING 04.00011+. 2. WEIR TO MO FOR DODO 501m1E S. REFER TO AO FOR Wee 90021E ROWE AND BLOCK 0P WlCe1 —ROYNE i ht/ oMlT KEYPLAN A3SECOND FLOOR DEMOLITION PLAN sort vd.r-0' Revhions I I nev.F I Dots I Approved By Description Note: Drawings are not to be scaled to obtain dimensions. Contact Professional Design Group for omitted or additional dimensions, or those in conflict with actual field measurements. I hereby witty that this plan. specification. or report was prepored by m e under y direct supervision m and that 1 a a duly or m Licensed Architect under the lows of the state of Minnesota. Sgnoturee Typed or Printed Nome Dote: Reg No Project Number: 97121.08 Dalc February 7 2003 Drawn By CRM Checked Br DRL Copyright Professional Design Group: 2003 sheet Title First Floor Plan Second Floor Plan Maintenance Addition Sheet • 0 4P-' 4o 0 Re17OVE DOOR t FRAIL- UP OWN w MONO 1160 MST. TO M701 04 ET. PARR. ILION TN7 7a Ro 1-r RESTROOM FLOOR PLAN SCALE v/. ro Io Mc) IR • r7WACTURRIG 504 �LIGCACL 151070 5PLSID PLAIL (PAWED) ( 00IT011 CP DTI. BEAt1 ( PAINTED) MISPDOED ArnnnrAt • Aft. REFLECTED CEILING: PLAN z tit M SCALE V4 5TL6 OEM ABODE ,cosy CEILING um TO A1104 FOR LAW 701/RE ADYiaR TO STEEL KM ©CEILING DETAIL SCALE r.ro 4 Ce4NvAIS CURTAIN M sr1l8s•.P.a P9 FIXTURE KEY PC Lit 18! LAY LAY SPEC TED DC PID OD M WRIT IWpCAP TOILET MAL IIAAV URINAL LWAT00 ATORR IWO 911C Melt TOYS. 53704 0116) TOILET PAPER DISPENSER SHIRE WPM OIBPODAL LECTRIC MATER COMER SOAP OSPIDLER PASTE RKFATKAL 910PDDED ACOUSTIC -O TILE • to Aff. REFLECTED CEILING OPLAN ROOM #102 M EGLE v4'. 7-0' Professional Design Group Architects / Engineers 105 East Fourth Street Suite 200 PO Box 641 Northfield, MN 55017 Bas. 1507) 645.2298 Fax- (5071 645.2393 w.profdedgn.corn Project Till.: KEYPLAN CONCRETE PRODUCTS COMPANY Maintenance Addition & Restrooms Lino Lakes, Minnesota Key Plan IIORfN Revisions: I I Rev./ I Dote Description Approved Sy Nola: Drawings are not to be scaled to obtain ntemlons. Contact Professional De Group for omitted or additional dine 07 those M conflict with actual field measurements. I hereby certify that this plan. specificatior s prepared n by or under my direct and that I o duly Licensed Arc1 under the laws of the slate of Minnasot Signature• Typed or Printed Nome Dolei Reg Na Project Number Dal.: Drawn By Checked By. Copyright Professional Design Group February Sheet Titic Floor Plan Reflected Ceiling Plan Restroom Addition Sheet: • • AGENDA ITEM 5E STAFF ORIGINATOR: Michael Grochala P & Z MEETING DATE: May 14, 2003 TOPIC: Comprehensive Plan Amendment - MUSA - Land Use Change Stage Growth Area Change Elm Street Reconstruction Project BACKGROUND The City is preparing to move forward with the reconstruction of Elm Street from Grey Heron Drive to its intersection with Sunset Avenue. As part of the project the City is proposing to extend sanitary sewer and water main to currently unserviced portions of the project and to provide services to properties were utility mains are currently located. The City has previously completed the special assessment procedural requirements in accordance with Minnesota Statutes, Chapter 429, and the City Charter. However, an amendment to the Comprehensive Plan is required to allow services to be provided to several of the properties located adjacent to the improvements. ANALYSIS Existing Land Use The Elm Street corridor consists primarily of sewered and unsewered single family residential properties. St. Joseph's Catholic Church, Willow Ponds townhome complex, and Centennial Middle School are also located adjacent to the project area. The corridor is entirely developed with the exception of 5 to 7 properties that could subdivide off one single family lot if sanitary sewer is available. The majority of properties within the amendment area are under one acre in size. All of the properties are currently serviced by on -site wells and septic systems. Existing Zoning The majority of the project area is zoned R -1, Single Family Residential District with the exception of Willow Ponds (R -4, High Density Residential District) and Centennial • Middle School (PSP, Public and Semi- Public). The minimum lot size in the R -1 District is 10,800 square feet if sanitary sewer and water are available. • Planning & Zoning Board May 14, 2003 Elm Street Comp Plan Amendment 2001 Comprehensive Plan The 2001 Comprehensive Plan guides this area for low density sewered and unsewered residential, medium density residential, and Public /Semi- public land uses. These designations conform to the existing development that has occurred. The majority of the project area lies within the Stage 1 Growth Area (1998 -2010) and within the Metropolitan Urban Service Area (MUSA). Impact on Land Use A total of 26 existing residential properties are contained within the plan amendment area. The amendment changes area as follows: 1) 18 properties require a land use designation change from low density, unsewered residential to low density, sewered residential. 2) 5 properties require a land use designation change from low density, unsewered residential to low density, sewered residential, a change to the Stage 1 Growth Area, and expansion of the MUSA. 3) 2 properties require a land use designation change from low density, unsewered residential to low density, sewered residential and expansion of the MUSA. 4) 1 property requires expansion of MUSA. The following table provides an overall summary of the Land Use change: Land Use Designation Pre Amendment Post Amendment Avg. Density Acres # Units MUSA Avg. Density Acres #Units MUSA Low Density, Unsewered Residential 1.32 18.93 25 12.67 na na na na Low Density, Sewered Residential 1.28 .78 1 0 1.62 19.71 32 19.71 Traffic Elm Street is designated as a minor collector street and is further designated as a Municipal State Aid Street. The proposed land use change would allow for the potential of seven new single family residences on the street. Any new single family development within the amendment area will have minimal impact to the system. Wastewater Approval of the amendment will allow for the connection of existing properties to the municipal sanitary sewer system. The amendment area lies within Sewer Service District 2, which has the capacity to carry the anticipated increase in flows. The amendment will only add a total of 7.04 acres of MUSA servicing upto 15 single family residences. • • Planning & Zoning Board May 14, 2003 Elm Street Comp Plan Amendment Water An existing City trunk water main is located on Elm Street and services several of the adjacent properties. The existing system is capable of servicing the amendment area. RECOMMENDATION Given the need to improve Elm Street and the proximity of sanitary sewer and water it is cost effective and prudent to extend public utilities in conjunction with the street improvements. The amendment is necessary to allow for the extension of these services and provide for the eventual need to phase out existing on -site private utilities. Therefore, staff is recommending approval of the Comprehensive Plan Amendment to allow the following: 1. Change the Land Use designation of 26 properties from Low Density, Unsewered Residential to Low Density, Sewered Residential. 2. Change the Growth Area designation of 5 properties to a Stage 1 growth area. 3. Expansion of the MUSA by 7.04 acres. ATTACHMENTS 1. Comprehensive Plan Land Use Map. 2. Plan Amendment Map. W co a n.2 co w w .> E o o o 0 a) J ea C �r Millimmumm 11111liumum =or 1 ammunmemo MANIffill �1lu _IIWm 1 min 1 Olin 11: MII1111 . EMEHE 1111 mom m ..BEN••• EEL N Prepared May 9, 2003 a) E- +-� c W i0 E < c Rf O a. iL� T a ' O o CD CD 0 E O L V — O W O L 0 t (1.) .P7 a 3 O L 0 0) c (0 L U (0 a 0)Q c c_c ai -5 (0 U 0 ° o c D U) 2 o� c c o L U 0 o cn DQ c -2 ICI MUSA Allocation Prepared May 9, 2003 • • • AGENDA ITEM VI. A STAFF ORIGINATOR: Jeff Smyser, P & Z MEETING DATE: May 14, 2003 TOPIC: Discussion of Ravens Hollow Plat BACKGROUND Ravens Hollow is a project proposed for land between Hodgson and Ware Roads, immediately south of the Fox Trace development. The P & Z discussed the project at the April meeting. It was a discussion item only. As the review of this project has progressed, several issues have arisen. The main issue is that the comprehensive plan guides over '4 of the site for medium density residential. This means 3 -6 units per acre. If the project does not comply with this density, an amendment of the comprehensive plan would be required. This site is zoned Rural, and a rezoning is needed for urban development. A rezoning is an amendment to the zoning ordinance. State law clearly prohibits a zoning amendment that conflicts with the comprehensive plan. We considered how to meet the requirements of the comprehensive plan on a site whose boundaries don't coincide with the boundaries of the land use categories. A planned unit development provides for some flexibility. The new zoning ordinance provides for rezoning the site to PUD. If we rezone the entire site, and use some creativity, we can arrive at the same overall density required by the comprehensive plan. The site includes approximately 6.2 acres of upland in the Medium Density category. At 3 to 6 units per acre, this would allow for 19 to 37 units. There are about 14.7 acres in the Low Density category. Typical single family density has been about 2.1 units per acre, which calculates to about 31 units. The total number of units, therefore, would be from 50 to 68. We would need to end up within the 50 -68 units range. acres density total units Medium Density 6.2 3 -6 units per acre 19 -37 Low Density 14.7 2.1 31 50 -68 We would need to end up within the 50 -68 units range. • Mr. Rockey Goertz, the developer on the project, has submitted the attached new concept • • plan. It includes: 26 standard single family lots 23 single family, detached townhome lots 8 duplex units (4 structures, two units each on ends of rows) 57 total units The "zero lot line" townhomes provide a residential unit with an owned lot, unlike the typical common lot area of townhomes. The maintenance would be provided by a homeowners' association. The twin units on the ends is an arrangement that allows the corner units to front on the street. Additional land along Hodgson Road could be dedicated to Anoka County for right of way. The road in the concept drawing could be extended to provide access to the area now containing three houses. If that land is redeveloped in the future, it would be best to access it internally rather than create driveway accesses on Hodgson. The existing homes would not be disturbed now. The stubbed road provides for future options but imposes no requirements for those lots. The other stubbed road would provide for access to land to the south when that land develops. The goal would be to design development of that land to create a full intersection at Hodgson and Rohavic Lane. Unfortunately, it is impossible to create a full intersection at 62nd St. and Ware Rd. The new road in Ravens Hollow is as far from 62nd St. as possible without completely destroying a wetland. This is the best available option for Ware Rd. access. The concept achieves the density directed by the comprehensive plan and follows a number of other recommendations for Planning District 4 (see attached). It includes standard single family lots adjacent to the existing Fox Trace neighborhood, providing a density transition from future commercial development. The concept provides a good road access plan, given the existing conditions: it limits access to Hodgson Rd., provides a local street connection, and provides for future access needs. The plan also creates lots on the north side that are large enough to meet normal single family size standards not including the powerline easement. In short, the concept is workable and fulfills many directives of the comprehensive plan. Staff asks for P & Z reaction and suggestions, if any. The goal is to bring a full plat review to the June meeting. • LAND USE PLAN a. Establishing a point of sale housing maintenance ordinance. The ordinance would require a housing inspection at the time the home is sold and housing maintenance to be performed. b. Housing Remodeling Fair. Either independently or collaboratively with adjoining communities, the City may hold remodeling fairs as a citizen outreach efforts. The fair would provide a forum where residents could meet with City officials, builders, remodelers, and finance professionals for ideas on housing remodeling or renovation. 2. The City will explore expanding the number of low density residential zoning districts to provide a greater range of lot sizes and development densities. An Estate Lot Zoning District will be implemented to promote higher value homes. Medium and High Density Residential Through the next decade, the housing needs of community residents will continue to change reflective of a maturing regional and local population. In response to these demographic trends, the City has identified housing diversity and life cycle housing as a means for providing housing choices that address the housing needs for residents at each stage of their life. The City has defined density as follows: Low = 1 to 3 units per acre Medium = 3 to 6 units per acre High = 6 to 12 units per acre Town Center = 10 to 24 units per acre 1. The higher density residential areas have been located at the periphery of low density residential neighborhoods along higher functional classification streets in an effort to reduce traffic impacts on low density residential areas. 2. The higher density residential locations have been utilized as a land use transition between low density neighborhoods and more intense commercial uses, industrial uses, or higher functional classification streets. 3. The medium and high density residential land uses have been proposed in close proximity to the City's commercial locations as a means of providing convenient access to commercial goods and services, nearby market support for the commercial businesses, and reduced traffic impacts between these land uses. COMPREHENSIVE PLAN UPDATE LINO LAKES 86 DEVELOPMENT FRAMEWORK • LAND USE PLAN • The Comprehensive Plan stresses the integration of commercial and medium density residential land uses. 4. To reduce compatibility issues between medium and higher density residential and low density residential, the City will formulate performance standards that give attention to setbacks, density transitions, buffering and landscape requirements that will guide future medium and high density residential development. 5. The City will also establish development performance standards focusing on the long range maintenance, appearance and conditions of the medium and high density residential areas. Specific attention will be given to the following: a. The City will require that medium and high density residential structures have high quality, durable and low maintenance exterior wall treatment to insure a long term attractive housing units. b. The City will require a homeowner association be established within all owner - occupied medium density and high density residential development as a means for insuring site maintenance. The City will require that a Homeowners Association be established with sufficient rules and financial standards to insure long term maintenance of the development and enforcement of its bylaws. c. The City will promote through its development performance standards and site plan review process, quality site design and amenities within medium and high density residential areas including, but not limited to, open space, recreational facilities, pedestrian ways, garages, etc. d. The City will license medium and high density rental housing by unit. COMMERCIAL Historically, commercial land use development has been sparse within Lino Lakes, consisting of scattered freestanding commercial sites throughout the City. The majority of the City's commercially zoned land remains undeveloped providing an excellent opportunity to define the type and quality of future commercial development the City desires. The Proposed Land Use Plan builds on existing commercial zoned areas of • the City and identifies new locations for future commercial growth. COMPREHENSIVE PLAN UPDATE LINO LAKES 87 DEVELOPMENT FRAMEWORK PLANNING DISTRICT 4 - SOUTHWEST PLANNING DISTRICTS Planning District 4 consists of southwestern Lino Lakes. This district consists primarily of low density residential land uses, both sewered and unsewered properties. District 4 also includes a number of scattered commercial sites along Hodgson Road. The planning issues confronted in District 4 are illustrated on the following map. The major issues confronting District 4 in the future will be integration of new development with existing land uses and addressing district transportation needs. Responding to the district issues, the conceptual land use plan attempts to maintain existing neighborhoods and provide compatible land use patterns. The conceptual land use plan and the following recommendations outline the long range planning objectives for District 4: Summary of Recommendations for District 4: 1. Establish greenway corridors that connect environmentally sensitive lands (i.e., i wetlands, hydric soils, floodplains) within District 4. Utilize the City's Handbook for Environmental Planning and Conservation Development and the development review process to further delineate the greenway corridors. 2. Land areas Tying outside the Stage 1 growth areas will be maintained as rural land uses. 3. Continue to monitor housing and site conditions to maintain high quality housing conditions throughout the district. 4. Unsewered residential neighborhoods shall be maintained as long term land uses. Extension of sanitary sewer into unsewered subdivisions will occur only at the request of the private property owners. 5. Limit urban development to lands within the Stage 1 growth areas. 6. Integrate low density sewered residential land uses within existing residential neighborhoods with local street connections, density transitions, and park planning. 7 When considering new development, the ability of the street system to accommodate additional traffic will be evaluated. COMPREHENSIVE PLAN UPDATE LINO LAKES 135 DEVELOPMENT FRAMEWORK • r)( PLANNING DISTRICTS 8. The City will implement new zoning techniques which may include, but not be limited to, environmental protections, rural clustering, urban estate lots, or urban lot clustering to preserve areas characterized by high quality natural amenities (i.e., woodlands, wetlands, etc.). Within District 4, low density residential land uses reflecting the new zoning techniques may be utilized in areas adjoining the designated greenway corridors. 9. Low to medium density residential and medium density residential land uses will be established along collector and arterial streets and in close proximity to proposed commercial areas to accomplish the following objectives: a. To channel traffic from the medium density residential uses to the City's major thoroughfares without encroaching on single family areas. b. To utilize the medium density residential land uses as a buffer between lower density residential land uses and major traffic routes or more intense land uses. c. To place medium density residential land uses in locations having convenient access to community commercial services. This will also provide nearby market support for community business. d. At the intersection of Hodgson and Birch Streets, the City will pursue a land use development that promotes the intermixing of low to medium density residential and commercial land uses in an integrated and cohesive design. The City will pursue quality architecture, pedestrian interaction between land uses, and a neighborhood focal point. 10. The commercial land uses within District 4 are located near major street intersections. The commercial locations are oriented to serving the nearby neighborhoods. In this respect, the City will regulate future commercial development to control land use intensity and establish both site and building designs that will be compatible with the surrounding residential uses. Attention will be given to site design, building architecture, green space, setbacks, access, signage and lighting to create attractive commercial locations. 11. The City will seek the future relocation of the bus garage located along Hodgson Road into one of the community's industrial parks and the redevelopment of the site into a land use compatible with the surrounding land uses. 12. The City will work to establish a hierarchy of streets to improve traffic circulation throughout District 4. Street planning efforts will include: COMPREHENSIVE PLAN UPDATE LINO LAKES 136 DEVELOPMENT FRAMEWORK PLANNING DISTRICTS a. Maintain Birch Street as a two lane major collector street between Hodgson Road and 20th Avenue. Implement the following strategies to avoid the need for street expansion: (1) Restriction of direct site access onto CSAH 10. (2) Intersection improvements to provide for safe turning movements. (3) Restricting intermediate accesses to a right -in /right -out condition. b. Maintain Hodgson Road and County Road J as "A" minor arterial streets. With this functionalclassification, the right -of -way width and roadway design should promote traffic movement and limit direct site access. c. Establish collector street systems that will channel traffic out of neighborhoods to the arterial streets. d. Encourage local street connections between neighborhoods. 13. Implement the City Park Plan to locate and develop a comprehensive park and trail system within District 4. COMPREHENSIVE PLAN UPDATE LINO LAKES 137 DEVELOPMENT FRAMEWORK • • • r 44, RICE LAKE ,pK mm nneen � � d��o ro. fart rim vlTiI. ■�� , �o m •~ ��'v�vp o VII m� ��O 0 ' t Abp i i110 pA. �.��s>0•� r =�,o aI l 1$ y t51slSb � ©o a ©uBaoA nEte �ms mr.4,J 14Ei 9 d j�N �� d eQ:10nEoliN i ®O c �� QA m �QImp 0 Or q `m o�i'�0 111811111M819011111111= ,r. nuG r© T c Q , mom —� 0mu fie om°mGl moms= isantr IllbQed h grAvA vAIMP-tosta fr_ZrZ —1111411111, Ar Am "A" wa Iniiiza Pi I M. ME ana�e�ao IB M I1R, ANOKA COUNTY S VEY DRAWN SEP.1974 REVISED JAN. 1987 REVISED NOV.1978 REV. MAY 1988 REV. MAR.1980 REV. AUG. 1989 REV. SEP.1981 REV. FEB. 1991 REV. DEC.1982 REV. FEB. 1992 REV. JULYI985 REV. FEB. 1993 REV. DEC. 1985 REV. MAY 1994 SCALE 18• 1500' REVISED REV. REV, REV. REV. REV. REV. RES MOM —MU ttliWar-11- 11.11=- NOV. 1994 JAN. 1996 JULY 1997 JULY 1998 AUG. 1999 SEPT. 2000 MAY 2001 JULY 2002 0 1/4 v2 MILE 3/4 LOCATION MAP • • cem/d/e...herfo)kie /1/17,-, 4,/ u,e /9.7e • 0,,e1.00 Ng' arraffith It NIPS gamy agmmons vu • 907. ) 3 90'0. i 2 915.0 3 900.2 901.2 4 893.2 5 8977.3 9192 / 669.4 )-) 890.2 x 7,‹ 899.2 1 tSAM +if:. 017 eigeen4 Stvrae; 35122 AvE. 3,33322 120 6010 432. M. 32, 86. 26. VICINITY MAP TVICAL SINGLE FAIRLY LDT 115 •, IN fr 0134631 1031111011E LOT 01A10111.41 DIELOING AREA) 14 50 101 14 AREA BREAKDOWN TOTAL LOTS 57 LOTS PLUS ONE OUTLOT 26 SINGLE FAMILY LOTS 31 TOWNHOME LOTS RECEIVED APR 2 4 2003 ITY OF LINO LAKES 3:3 Road Highway No. 49 999.6 OE r) ,tr• I 0c`i :., . o* 902.7 0 Z 906 2 1 N89°13.01W 264.30 60 ii 1 x Rood Resonant / 904.0 30 bf 620.t6d 50 REVISED CONCEPT OF: RAVENS HOLLOW 0 220 FT. SIPA, 'GUS S139°13.01"E 11056.38 9:1.55 Thai __ OE • 097- 911.2 iThe'ThrTh"-Y-sCY'r-YThr-YM".-\• .8 65 „.x 903.0 „- , 4 '9 4 903„0i E.03. n 17993. 50 50 ta 902. 03.0 f,.• • tiN 902. LJ • .8 6 908.6 83 9.4\rs- tIP.A. Easement 83 83 -c 900 0 'OF Ira and ttre Eawn.ot -< govt. 10 83 Owner/Developer KG DEVELOPMENT INC. 360th Street North Branch, MN 55056 PHONE (651) 674-8034 3 3 x 909.9 135 0092 970.9 970.9 3 4 .0 • .7 2 5 9170.0 973.3 157 7, eft 0 ::/ -‹ 301.1 2 I f . -,,) ---k,L.k_,•\,_A_A_A_A-A_,...A-)„.A..•-• ......_"1-‘C-Y-Th'.-Y NrTh n _ 90.3,4_,ry-yeA) 1- 60 01,1.4 60 7 50 c.-4••1/4--"--A 9 YTh•-■ 50 I 50 6 I Th Th 60 50 8 301 13 901.5 50 14 _J- 50 t 15 60 901.4 "V". 50 50 50 50 50 • I 901.0 wy,Th_ 3 4 ---L_ 0-090 Th 7 --L_ 50 Th 999.\ .118. ■6 46 .0 10 LEGEND e•-•-•,,, DENOTES ME:. LINE: x 000.0 DENOTES 000960 ELEVATION DENOIES COSTING 9M0.'il PCX.E LENOTES SAN:7170? SEWER 90191-00.0 00 7014011ES OVERHEAT) ELECTR:C 0 0E901E5 CAST 113731 974710,E99T 1320.87 N89°04'35"W GRAPHIC SCALE 02 23 30 100 (w nsr) 60 10 4:11- 1 904.6 1 \‘. •...E 1/4 cor. Sbc. 31 r 1 et. 902.79 • (11 SAN VJH 003.3 TV :2 'tic,. 889.1 60 6 4 I3 eece 18.7 WETLAND 999.4 7 L6 998.6 898.7 997.9 890.1 - 99070 090.06 .7 90:_89 898.03 1194 12 7777 099.59 900_1.9 900.?0 40: 89/.1 057.8, -/ \ .97.2 t 9970 WE TL AN D 89.3 9198.3 j1993.3 6963 r • i 7 893.2 x 998.9 899.1 893.7 I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State of Minnesota Dato_Registration No. 18213 tii.!1•0 GLENN BEEHN A 1 8$5, 7440113 ET. 716. AA.; 132 1394.-i704 011' (1013 ) Z4-terelf Job 796 . 01510