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Home My WebLink About12/14/2005 P&Z PacketCITY OF LINO LAKES PLANNING & ZONING BOARD MEETING Wednesday, December 14, 2005 6:30 p.m. City Council Chambers (scheduled to be televised on Ch. 16) AGENDA I. CALL TO ORDER AND ROLL CALL II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: November 9, 2005 IV. OPEN MIKE V. ACTION ITEMS A. CONTINUED: Planned Unit Development Final Plan for the Chain of Lakes YMCA, 7690 Village Drive — Paul Bengtson B. CONTINUED: PUBLIC HEARING to Amend the Planned Unit Development for Legacy at Woods Edge to include signage criteria — Paul Bengtson C. PUBLIC HEARING for a Conditional Use Permit to allow an automobile and truck repair facility, Pomp's Tire, to be located at 7385 Apollo Court — Paul Bengtson VI. DISCUSSION ITEMS A. 49/J Draft Report B. Requiring sidewalks in subdivisions C. Meeting Rules VII. ADJOURN AGENDA ITEM V.A. • STAFF ORIGINATOR: Paul Bengtson P & Z MEETING DATE: December 14, 2005 TOPIC: Final Plan YMCA Legacy at Woods Edge BACKGROUND The Rice Creek Chain of Lakes YMCA has applied for a Planned Unit Development final plan for a single tenant health club within the Legacy at Wood's Edge project located on the southeast quadrant of Interstate 35W and Lake Drive. The final plan consists only of the building plans for the YMCA, as the lot on which it is proposed to be built was already platted as part of the Village No. 3 final plat. The City of Lino Lakes formed a partnership with the Greater Saint Paul YMCA in 1998 to assist in the construction of a YMCA in Lino Lakes. In 2005 a contract was approved whereby the city agreed to provide 6.7 •acres of land, $1.5 million for construction, plus utilities to the site in exchange for a YMCA of approximately 50,000 square feet that includes a teen center, gym, indoor pools, cardiovascular /strength training area, aerobic studio, family program space and a child care area. In return, the YMCA agreed in part, to adhere to the principles of the Town Center Design Guidelines. This item was continued at the November 9th regular meeting and since this time the applicant has submitted some revised drawings for staff review. These drawings did not encompass a complete submittal and therefore a complete review could not be completed by staff. The staff also held the inaugural meeting of the Legacy Architectural Review Committee. Board members Laden, Root, and Tralle attended and through a discussion with city staff compiled a list of comments for the applicant. This letter is included as an attachment to this report. Unfortunately the city does not have reproducible copies of the submitted plans. They will be available for review at the meeting or at City Hall at any time. Staff is recommending that this item be continued to the January 11, 2006 meeting so that they applicant has time to address all of the comments they have received. The applicant was mailed a notice of extension for the review period which would now expire on February 8, 2006. This means that barring the applicant granting the city an extension the board would have to make a recommendation at the January 11t h meeting and the City Council would have to act on the item at the January 23`d meeting. ATTACHMENTS • 1. Legacy Architectural Review Committee Notes from December 6, 2005. • CITY " l ( F [INL.\ C _ KES December 7, 2005 Tim Staley YMCA of Greater St. Paul 2125 E. Hennepin Avenue Minneapolis, Minnesota 55413 RE: Chain of Lakes YMCA — 7690 Village Drive — Lino Lakes The Community Development Department recently initiated an informal Architectural Review Committee to review Legacy at Wood's Edge projects. This informal review is intended to allow staff a chance to discuss the architectural design of proposals with a sampling of the Planning and Zoning Board. This is an attempt to gather some additional feedback, and to allow the applicant to attempt to address any outstanding issues prior to the item being heard at the Planning and Zoning Board regular meeting. The first meeting of this committee was held December 6, 2005 at City Hall. In attendance were Planning and Zoning Board members Perry Laden, Michael Root, and Paul Tralle; city staff members Michael Grochala, Mary Alice Divine, Jeff Smyser, and Paul Bengtson. The following comments were generated at this meeting: 1) The consensus of the members in attendance was that the north wall was a solid improvement over the original proposal. 2) The consensus of the members in attendance was that the corrugated metal siding proposed for the child care and teen/senior center portions of the building would not be compatible with the rest of the Legacy at Woods Edge development. 3) The consensus of the members in attendance was that the single story portions of the building need to very clearly follow the base /middle /top approach that is dictated by the design standards. They wanted to encourage the architect to use a mixture of masonry materials for the base; a mixture of masonry materials or EIFS /Stucco for the middle/ and to provide a strong cornice element that is not just metal flashing. 600 Town Center Parkway, Lino Lakes, Minnesota 55014-1182 Phone: 651- 982 -2400 • Fax: 651 -982 -2499 • • 4) The consensus of the members in attendance was that the awnings proposed over the windows on the northwest and southwest corners of the single story structure and the southwest corner of the concrete panels were a positive addition; though it is preferable they be functional and provide shading in the summer. 5) The consensus of the members in attendance was that the polycarbonate material proposed for the awnings and the entry did not properly convey durability as is required by the design standards. 6) The consensus of the members in attendance was that the entry needed to be strengthened to clearly indicate to visitors where the main entrance is for the building, as well as to convey durability and massing that is on scale with the rest of this structure and the surrounding development. 7) The consensus of the members in attendance was that the concrete panels need to stay with darker, warmer colors. Specifically they encouraged the use of the red /brown color proposed for the north and south end for the entire building. 8) The consensus of the members in attendance was that additional articulation within the concrete panels is desired, whether it is scoring, corduroy, or insets. If you have any questions in regards to these comments please feel free to contact me at (65 1) 982 -2426. Paul F. Bengtson Associate Planner CC: Mark Wentzell, AIA Maria Manion Ankeny Kell Architects Patrick Sarver Hartford Group AGENDA ITEM V.B. • STAFF ORIGINATOR: Paul Bengtson P & Z MEETING DATE: December 14, 2005 TOPIC: PUD Amendment — Signage Criteria City of Lino Lakes BACKGROUND The original signage criteria for the Legacy at Wood's Edge were removed prior to approval of the master plan. This was done so that the developer and city could create signage criteria that would address the advertising needs of the master developer and future tenants; and be enforceable by city staff. Staff s approach of involving the developer throughout the crafting of these criteria has lengthened the process, but should result in a more comprehensive product. As such, staff is recommending that the Public Hearing be continued to the January 12, 2005 Planning and Zoning Board meeting. OPTIONS. 1. Continue the public hearing to the January 12, 2005 regular meeting. RECOMMENDATION Staff recommends continuing the public hearing. STAFF ORIGINATOR: P & Z MEETING DATE: TOPIC: BACKGROUND AGENDA ITEM V.C. Paul Bengtson December 14, 2005 PUBLIC HEARING: Conditional Use Permit — Auto Repair Facility Site Plan Review — Pomp's Tire Pomp's Tire has requested approval of a Conditional Use Permit to allow an Auto Repair Facility and Site and Building Plan Review for a 30,870 square foot tire warehouse / installation facility at 7385 Apollo Court. ANALYSIS Comprehensive Plan, Land Use and Zoning: The table below identifies the existing land use and zoning as well as guided land uses for the area. Location Existing Land Use Guided Land Use Existing Zoning frte Vacant Industrial Light Industrial orth Prison Public / Semi - Public Public / Semi - Public South Contractor's Office Industrial Light Industrial East Multi - Tenant Retail Industrial Light Industrial West Single Family Residential Low Density Unsewered Residential Rural The comprehensive plan guides the site for Industrial use. The site is within the stage 1 (pre -2010) growth area and within the existing MUSA boundary. Public water and sanitary sewer are available within Apollo Court. Conditional Use The applicant is proposing to do tire installation on both commercial and small vehicles. This use is considered Automobile and truck repair and is listed as a conditional use within the LI (Light Industrial) zoning district. The requirements for Automobile and truck repair are as follows: • 2. Automobile and truck repair provided that: a. The architectural appearance and functional plan of the building and site shall not be so dissimilar to the existing buildings or area as to cause impairment in property values or constitute a blighting influence within a reasonable distance of the lot. b. All building materials and construction including those of accessory structures must be in conformance with Section 3, Subd. 4.D. of this Ordinance. • • c. Not less than twenty -five (25) percent of the lot, parcel or tract of land shall remain as landscaped green area according to the approved landscape plan. d. The entire area other than occupied by buildings or structures or planting shall be surfaced with bituminous or concrete which will control dust and drainage. The entire area shall have a perimeter curb barrier, a storm water drainage system and is subject to the approval of the City Engineer. e. All buildings shall provide an interior location for trash handling or an enclosed trash receptacle area in conformance with the following: 1) Exterior wall treatment shall be similar and/or complement the principal building. 2) The enclosed trash receptacle area shall be located in the rear or in a side yard which is not abutting a street. 3) The trash enclosure must be in an accessible location for pick up hauling vehicles. 4) The trash enclosure must be fully screened from view of adjacent properties. f. All painting must be conducted in an approved paint booth. All paint booths and all other activities of the operation shall thoroughly control the emission of fumes, dust or other particulated matter so that the use shall be in compliance with the State of Minnesota Pollution Control Standards, Minnesota Regulation APC 1 -15, as amended. g. The emission of odor by a use shall be in compliance with and regulated by the State of Minnesota Pollution Control Standards, Minnesota Regulations APC, as amended. h. All flammable materials, including liquids and rags, shall conform with the applicable provisions of the Minnesota Uniform Fire Code. i. All outside storage shall be prohibited except the storage of customer vehicles waiting for repair. j• Off - street parking shall be in conformance with Section 3, Subd. 5. of this Ordinance and a loading area or berth shall be provided in conformance with Section 3, Subd. 6. of this Ordinance. k. All conditions pertaining to a specific site are subject to change when the Council, upon investigation in relation to a form request, finds that the general welfare and public betterment can be served by modifying the conditions. Staff finds that with the exception of requirement `e' involving the trash enclosure, the proposed plans meet all of the conditions for the use. Further discussion in this report and a staff recommended condition of approval address the trash enclosure deficiency. Setback Requirements • Principle Building Local Street: Apollo Court Jon Drive 74th Street Side Yard: South Property Line East Property Line Required 30 feet 10 feet Proposed 65 feet* 178 feet 259 feet 185 feet 168 feet Parking Lot Required 15 feet 5 feet Proposed 38 feet* 178 feet 103 feet 105 feet 15 feet *The future right of way location for the cul -de -sac is not currently indicated on the plan. Staff would need to verify that the setbacks would still be maintained once the final location of the right of way is determined. The proposed building meets or exceeds all of the setback requirements for the LI (Light Industrial) zoning district; including the minimum setback from residential districts of 75 feet and the setback requirement between buildings of 1/2 the sum of the building heights of the two buildings. (Even if the 45 foot maximum height was used the setback between buildings would be maxed out at 45 feet, this proposal is well in excess of 45 feet from the buildings to the east and the south. Building Materials •To meet the recently approved architectural design standards for the city, the applicant is proposing a mix of brick/masonry materials and EIFS. Ordinance Number 07 -05 which revised the commercial design guidelines requires the following limitations on EIFS type wall finishes: Wall Face Elevation EIFS Maximum Allowed Proposed Front South 30% 20% Sides & Rear South 60% 56% West 60% 54% North 60% 56% East 60% 55% These percentages clearly conform to ordinance 07 -05. Furthermore, the EIFS is no closer than 7 feet 4 inches to the ground, which clearly exceeds the minimum of 4 feet required by the new ordinance. The roof is proposed to be constructed of a metal product. All of the proposed materials meet the requirements of the zoning ordinance. • The only portion of the new design guidelines that are not being completely met is the following requirement: • Buildings shall have a well- defined base, middle and top. The base should appear visually distinct from the middle and top part (cornice) of the building through the use of a change in building materials, color, window shape or size, an intermediate cornice line, sign band, an awning, or similar techniques. The project lacks a significant top, staff is including a condition of approval that would require the inclusion of a cornice element sufficient in size and constructed of durable materials. Building Height According to the Zoning Ordinance, no building within the LI (Light Industrial) zoning district may exceed 45 feet in height. At approximately 22 feet in height, the proposed facility complies with the ordinance. Landscaping The landscaping plan is generally compliant with city requirements with the exception of some material changes, boulevard trees, and the required buffer. The LI (Light Industrial) district requires side and rear lot lines adjacent to residential or commercial districts, public right -of -way, a landscape buffer area not less than 40 feet in depth containing an effective mix of screening including landscaping, planting, berming, or fencing. The submitted plans indicate a berm along the southern half of the west property line that along with the proposed landscaping should provide a substantial screen to the west, but the northern half of the west property line and the north property line appear to be lacking in appropriate screening. Staff notes that this berm was part of the mass grading plan that was approved for this entire industrial development by Conditional Use Permit. Each individual property within the project has been reviewed based on that grading plan as they have developed, so not all of those improvements have been completed until such time that development occurs. In this case there is not berm on the western property line at this time and it would need to be completed as part of this project not only for the purposes of grading and drainage, but also for the screening it will provide. An inspection of the existing site by staff proved that there are a number of existing trees that might provide some screening of the building, but their location must be verified. If they are located on the property and not within the roadway easement, staff can consider them as part of the buffer. The applicant will need to submit a revised landscape plan (and if necessary a grading plan) that addresses the need for a 40 foot wide screening buffer. This will need to be submitted prior to the item being heard by the City Council. • This application has drawn the attention of neighboring property owners and has brought to light issues with the screening of the Summit Fire building to the south. Staff is working towards addressing that issue at this time. As always, all sodded and landscaped areas shall require irrigation. The environmental board has specifically requested that all berms be irrigated as well to ensure survival of planting materials. Green Area The LI (Light Industrial ) zoning district requires that impervious surface coverage not exceed 85%. . Plans currently show a total of 5.9 acres of impervious surface within the 8.9 acres of land equaling approximately 66% impervious surface coverage. Well within the allowable standards. Access /Circulation Access to the site is via two exit/entry drives from Apollo Court. Staff has reviewed access to this site and all the other lots within this industrial park as a part of the minor subdivision that created this lot as well as the Apollo Court street alignment. The applicant has submitted an exhibit that clearly depicts proper truck circulation for the site. The cul -de -sac depicted is within a temporary road easement that was granted as part of the minor subdivision that created this lot. The city is requiring full right of way dedication or permanent roadway easements for the entire length of Apollo Court. This will be worked out with the applicant and shall be shown correctly on revised plans prior to this item being heard by the City Council. Apollo Court will also need to be completed to city standards prior to it's acceptance by the city, this includes the entire length of Apollo Court of which none has been accepted by the city at this point. Pedestrian Circulation *Minimal sidewalks are provided within the site due to the use of paving adjacent to many of the building's doors. The exception is the access from the parking areas to the main entrance. Lighting The photometric lighting plan submitted is in conformance with the standards of the zoning ordinance; however, the fixtures included do not meet city standards for shoebox, downcast lighting. A condition of approval has been included requiring compliance with city standards in this regard. Parking This facility will be required to provide parking per the parking standards as listed below. Parking Factor Code Requirement Spaces Required Spaces Provided 1,840 s.f. Office: 3 spaces plus one for each 200 s.f. 13 13 29,030 s.f. Warehouse: 1 space for each 2,000 s.f. 15 15 30,870 s.f 28 28 The project is provided exactly the required amount of parking based on the zoning ordinance. • Signage •The submittal includes minimal signage, and with the recent amendments to the signage ordinance would be well within the regulations. All signage will be reviewed at time of building permit and will be required to meet the requirements of the signage ordinance. Trash / Mechanical Equipment The trash enclosure is set away from the building towards the north end of the driveway. This location directs the opening to the cul -de -sac making it quite visible and difficult to properly screen. Staff is recommending a condition that it be moved to a location closer to the main structure; that it be constructed of complementary materials; and that the opening be directed away from the cul -de -sac. Engineering The City Engineer has thoroughly reviewed the submitted plans and his comments are attached in memorandum form. A condition of this approval will require compliance with these comments. The Rice Creek Watershed District has completed a review of the overall industrial park; as well as issued a CAPROC (Conditional Approval Pending Receipt of Changes) for the Pomp's Tire facility. OPTIONS 1. Recommend approval of the Conditional Use Permit for Pomp's Tire 2. Recommend denial of the Conditional Use Permit for Pomp's Tire 3. Return to staff with direction. RECOMMENDATION Staff recommends approval of the request subject to the conditions of the conditional use as listed within the body of the staff report, as well as the following conditions related to the development of the site: 1. A performance agreement must be executed between the developer and the city prior to issuance of building permits. 2. Issues discussed in the City Engineer review memo must be addressed to his satisfaction. 3. All lighting fixtures must be shoebox, downcast fixtures in accordance with the requirements of Subdivision 4, Section F of the zoning ordinance. 4. The trash enclosure must be relocated, properly screened, and constructed of complementary materials as required by Section 8, Subdivision 1. • • • 5. A revised landscape plan must be submitted by the applicant depicting conformance with the buffer requirements of Section 8, Subdivision 1. This revised landscape plan must also address all of the comments of the environmental board and must be submitted prior to the City Council review of the proj ect. 6. A revised site plan depicting the full right of way width for Apollo Drive must be submitted by the applicant. This must be submitted prior to the City Council review of the project. 7. The entire length of Apollo Court must be completed to full city standards prior to the project receiving a Certificate of Occupancy. 8. A revised building elevation depicting a cornice element of appropriate scale and constructed of durable materials must be submitted by the applicant prior to the City Council review of the project. 9. All landscaped and planted areas, including any berm plantings, must be irrigated. ATTACHMENTS 1. Environmental Board comments from the November 30, 2005 regular meeting. 2. City Engineer memorandum dated December 9, 2005. 3. Pomp's Tires packet received November 14, 2005. Recommendations Lino Lakes Environmental Board November 30, 2005 The following recommendations were made at the November 30. 2005 Environmental Board Meeting: Pomp's Tires Landscape • There should be no exporting or importing of soils from this site without City Approvals. Wetland soils should be stockpiled and used in the constructed wetland and infiltration areas. • All infiltration, management pond and surface water swale areas should be planted with a City specified native seed mix (not the MNDOT specification). A City approved contractor should be hired to install, and maintain the native plant areas for a minimum of 3 to 5 years. Seed verification should be made with the City Environmental Coordinator prior to planting. • All turf areas should be irrigated. All turf areas should have top soil thoroughly tilled into the subsoil as deep as possible. This should be a check list item that is inspected by environmental prior to sodding. There is no indication on the plan as to what will be growing in the open area to the south. If this area is going to be mowed like a sodded landscape is mowed, than it should be shown as sod with irrigation. Otherwise this are should be seeded with the City native upland seed mix and placed under a 3 -5 year initial start-up contract with an approved landscape company. This contract should include one burn at the end of 3 years. • A proposed berm area on the western side of the project is intended to screen the residential area to the west. This berm should be irrigated, in order to support plantings on the berm. • In the tree planting pallet, Green Mountain Sugar maples should be changed. Red maple, Hackberry, Red or White /Burr oaks should be substituted for the Green Mountain maples. • On the upland portions of the pond areas that are to be seeded with the City native seed mix, the developer should plant tree species that would tolerate native plant management. I would suggest changing the Niobe Weeping Willows to Oak species. • Apollo Court should have boulevard trees planted every 50 feet. Suggest planting oaks in this area. • • • • In the foundation planting schedule, I would suggest changing the Dwarf Amur maple to some native species that is not on the state invasive listing. Tree Preservation • Although there are several stamped trees on the plan that appear to be significant trees, there is no identifying codes as to what these trees are, or whether they are intended to be removed or saved. If they are to be saved they should be indicated as such on the plan and a detail on appropriate tree protection measures shown. All tree protection measures must be implemented prior to soil disturbance. Lighting • The photometric plan shows the light "zeroing -out" at the property line. Security light fixtures do not appear to meet the City standard. Lights should meet the City standard. Erosion Control • The erosion control plan must be on site. The developer should indicate the place where the erosion control plan under an approved NPDES permit will be found on site. All required weekly and post rainfall event inspection reports must be located with the erosion control plan. The developer should indicate the site NPDES site supervisor and contact number. • Rock entrances must be replaced or added to if rock pore spaces become filled. Any area storm water catch basins must be protected with an approved sediment containment device (no hay bales) such as the Royal lnfrasafe debris collection device. Tire Storage • There should be appropriate storage of used tires so that they remain dry (mosquito breeding concerns) and are out of sight. Motion to approve staff with Environmental Board recommendations by Bauman, second by Bor. All were in favor. • • • Memorandum DATE: December 9, 2005 TO: Paul Bengtson FROM: James E. Studenski, City Engineer RE: Pomp's Tire Attached please find a TKDA review dated December 9, 2005 of the submitted items for the Pomp's Tire project. Contact me at 651/982 -2430 with any questions, thank you. 600 Town Center Parkway, Lino Lakes, Minnesota 55014 -1182 Phone: 651 -982 -2400 ® Fax: 651 - 982 -2499 TKDA ENGINEERS • ARCHITECTS • PLANNERS •MEMORANDUM • To: Copies To: James E. Studenski, P.E. 1500 Piper Jaffray Plaza 444 Cedar Street Saint Paul, MN 55101-2140 (651) 292-4400 (651) 292-0083 fax www.tkda.com Reference: Pomps Tire Site Plan Review City of Lino Lakes, Minnesota From: Thomas Prew, P.E. Proj. No.: 13265.002 Date: December 9, 2005 Routing: The following storm sewer review is based on these submittals: 1. Midstates Tire and Tool, Inc. Utility Plan prepared by Metro Land Surveying & Engineering, dated November 11, 2005. 2. Midstates Tire and Tool, Inc. Grading Plan prepared by Metro Land Surveying & Engineering, dated October 10, 2005. Streets 1. This project will complete the cul -de -sac for Apollo Court. Two driveways would be connected to it. 2. Right -of -way for the cul -de -sac will be platted. Sanitary Sewer 1. The sanitary sewer which crosses this property has never been officially accepted by the City. Record Drawings of these existing utilities (sanitary sewer and water) must be provided. 2. Existing manholes will be raised to finished grade. 3. A 6 -inch wye is planned to connect to the existing sanitary sewer. Watermain 1. New watermain and three hydrants will be constructed. Drainage and Storm Sewer 1. Drainage and storm sewer reviews are attached. Miscellaneous 1. Construction Record Drawings (As- Builts) must be submitted once all improvements have been completed. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity TKDA ENGINEERS • ARCHITECTS • PLANNERS 4111 MEMORANDUM To: Copies To: James E. Studenski, P.E. Reference: Pomps Tire From: Connie J. Taillon, P.E. Proj. No.: Date: December 2, 2005 Routing: The following drainage review is based on these submittals: 1500 Piper Jaffray Plaza 444 Cedar Street Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292-0083 Fax www.tkda.com Drainage Review City of Lino Lakes, Minnesota 1. Geotechnical Evaluation Report prepared by Braun Intertec Corporation, dated October 26, 2005. 2. Midstates Tire and Tool, Inc. plan set prepared by Metro Land Surveying & Engineering, dated November 9, 2005. 3. Existing and Proposed HydroCAD models prepared by Metro Land Surveying & Engineering, dated November 2, 2005. 4. Proposed drainage plan prepared by Metro Land Surveying & Engineering, dated November 2, 2005. Drainage Review Comments: • 1. Include off -site drainage entering the proposed pond via an existing culvert located under Jon Avenue. Include this drainage in the hydrologic analysis of the site. 2. Use a curve number of 100 for the dead storage area of the wet pond and wetland in the HydroCAD model. 3. The n value for the existing 24" culvert under 74th street should be increased to 0.024 for corrugated metal pipe. 4. Define infiltration only above the normal water level for the proposed detention pond. 5. Based on the infiltration guidance document prepared by RCWD, an infiltration rate of 0.25in/hr (.0003472 ft/min) should be used for Type B soils 6. Update the plans to reflect the sharp- crested vee weir defined in the HydroCAD model for Pond 2P and Pond 3P. 7. Include the sharp- crested vee weir detail in the plans as dimensioned in the proposed conditions HydroCAD model for Pond 2P and Pond 3P. 8. Include details of the pond outlet baffle and bale check in the plan. 9. The high water levels indicated in the grading plan is inconsistent with the high water levels summarized in the HydroCAD model. Update the plan to reflect modeling results. 10. Expand the easement at the south corner of the proposed detention pond and add easement along storm sewer from the cul -de -sac to the proposed detention pond. • 11. Submit a copy of the RCWD 05 -117 permit, RCWD 04 -100 permit, and the NPDES permit. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity TKDA ENGINEERS • ARCHITECTS • PLANNERS • MEMORANDUM To: Copies To: James E. Studenski, P.E. Reference: Pomps Tire From: Connie J. Taillon, P.E. Date: December 8, 2005 Proj. No.: Routing: The following storm sewer review is based on these submittals: 1. Midstates Tire and Tool, Inc. November 11, 2005. 2. Midstates Tire and Tool, Inc. October 10, 2005. 1500 Piper Jaffray Plaza 444 Cedar Street Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292-0083 Fax www.tkda.com Storm Sewer Review City of Lino Lakes, Minnesota 13265.002 Utility Plan prepared by Metro Land Surveying & Engineering, dated Grading Plan prepared by Metro Land Surveying & Engineering, dated Storm Sewer Review Comments: 1. Please submit storm sewer calculations and a storm sewer drainage map for review. 2. Include roof drainage in the storm sewer design calculations. Include rim and invert elevations for all catchbasins and manholes on the plan. • 3. • An Employee Owned Company Promoting Affirmative Action and Equal Opportunity Di 1 11 Nortneosl comer of the Southeast 22. ter Section }t, Ronge 0 0I I _,� 1 e' , _e = ° 1 I -- y. innesot NORTH . 18. OF TWP. 3 . RNG. 22. QUARTER 22, MOka County. Minnesol r NORTHWEST CORNER OF -- - SOUTHEAST QUARTER OF OF SEC. 18. TWP. 31, RNG. 22� SEC. Ifi "w I RCP 596.07 588.22'57 561 18 2099.64 74TH N8r22'57 "E I ° - - - - _ _ -�1., / AND / �. 1 //,' / 30 I20 I - fii al rrj ," fr `� ( t STREET VACATED BUT DRAINAGE / '/ -- -- UTILITY EASEMENT 75 ST1Ll IN EFFECT. L PE ,,,,,. 696.19 7 33 -- te' \ / / P\ry \ / J / I • / # 2- paQT`P \\ PARCEL G +; cg 11�� //� / PARCEL G PER SCHEDULE A OF TITLE PREPARED BY CHICAGO TITLE ,/ CC _ La r < O O Z Q =5 La F NW �I to 3 O IN° 900.911 - - - J j Lam/ _I 1 1. EFFECTIVE / INSURANCE COMPANY, CASE NO 230281, EFFECTIVE DATE MAY 27 2003 / Thot Dort of the Southeast Quarter of Section 18, Township 31, Range 22. Moko a0 ti0 County, Minnesota. tlescribetl os commencing of (50 Northeast corner of said Southeast • .\\, 44‘1,(3/ / Quarter: thence South 88 degrees 22 minutes 57 seconds West. assumed bearing, along $. F\ 1. 1.. the North line of sold Southeast Ouorler 0 distance of 2099.84 feel to the point of / F ype5lY2P h ^/ • beginning of the parcel to be described; .7 (hence South 01 degree 37 mules 03 . cj 0. seconds East o distance of 648.37 feet: (hence South 88 degrees 22 minutes 57 P I. P / seconds west 70.00 feet: thence South 01 degrees 37 minutes 03 seconds East 16.00 p�E"1\ 0� ' feet: thence South 88 degrees 22 minutes 57 seconds West 131.85 feet: thence South O' / 50 degrees 20 minutes 29 seconds West 203.19 feet: thence South 80 degrees 18 / W minutes 27 seconds west 225.00 feet to the West line of soil Southeast Quarter: hence North 00 degrees 01 minuses 09 seconds East, along sold west line minutes feet // W to the North line of soil Southeast Guor ter: thence North 85 degrees 22 minutes 57 1.0 seconds Eosl. Wong said North line, 561.18 feel to the point of beginning. / / / ? Q'� m NOTES g 01 W ¢ /A �I Oo / o V Stl,V /, 1 900. 1 1/ _ O O =N 1.) EASEMENTS SHOWN ARE LISTED IN SCHEDULE 8 OF NILE COMMITMENT PREPARED BY _ pi Z O CHICAGO TITLE INSURANCE COMPANY, CASE Na 230281 / �° c. a = 2.) UTILITIES SHOWN ARE FROM THE CONSTRUCTION PLANS a co 3.) WETLAND LOCATION TAKEN FROM DRAWING BY METRO LAND SURVEYING AND ENGINEERING PARCEL G ' z / O a DATED 1/12/01 AREA INCLUDES EASEMENTS AND RICHT OF WAY y 0 a 579102 SgFtt j 9.62 Acres± ^7� ' / j / m ' /, nE / y LEGEND 5 c KELLER N 216 STATE ROAD 55 KAUKAUNA, WI 54130 t �, W 1 C� CO 1 ,/� e W 7. 0 W 6 C O 5 W 1 I6? 33 I I / / / �/ -, / "// IV/ 30 ((x/20 / - T i!/ 5". Go - L' -1 / / • Denotes w ens lauad / z on monument a a Denotes iron monument set Z - • - Denotes Wet land tine H 'w-- Denotes donilary line ■ \I r c _ r ii North linen of the of Southsost quarter the .V quarter of Section 18, Township 31, Ronge 22 is Y- N 4 assumed to bear N88° 22' 57"E. Q W O. _ -...-4s ._ O `�` D d e as .�O z O� /6 Oa r1 �,il�� / �v WAIERMAIN� 1 I 1---- W , f 1" i _.-,: 1 SAN SAN--w- MARW STREET S - e M O I 1 -- S�N 131.85 SANITARY SEWER /' S88°22'S7" ° • °' " y ~ ' ',,� $ 225.00 g 7" /��•'�' / /��; if • 8 _ TEMPORARY • - 9� - - -•- n °`'."°. - I s ROADWAY / q�°Cti 1 p:c'- EASEMENT PE 6a / � /F - �..---- - ,._,. -.--, "a.. DOG. N0. ® ey /i' / 1558612 y- / / / / / MIDSTATE TIRE AND TOOL APOLLO COURT / JON ST. _ LINO LAKES. MN CERTIFICATE OF SURVEY a / / V / / / J / [ / / s'��/ / P.(_F� / / �� 7' / \a0� / 7' -/ / A r,. •\ OLPPO LIMO r.... 1650�ODI >e 11 -11 -05 .ern r GRADING NOTES PROPOSED CONTOLIRS REPRESENT 5116I5HED SURFACE ELEvATIONS, SPOT ELEVATIONS ALONG PROPOSED CURB DENOTE TOP AND BACK OF CURB. EXISTING UTILITIES SHOWN C. THESE PLANS ARE BASED ON RECORD DRAWINGS AND, WHERE POSSIBLE. MEASUREMENTS TAKEN IN THE FIELD THE INFORLTATIoN IS NOT TO BE RELIED ON AS BERTG ExACT OR COMPLETE. CONTRACTOR SHALL CONTACT THE APPROPRIATE UTILITY COMPANIES AT LEAST 48 HOURS PRIOR TO EXCAVATION, TO REOUEST EXACT FIELD LOCATION OF UTILITIES. THE CONTRACTOR IS RESPONSIBLE FOR RELOCATING ALL EXISTING UTILITIES wHiCH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN 014 THE PLANS. CONTRACTOR TO CALL. GOPHER STATE ONE CALL (1-800-252-1166) 48 HOURS PRIOR TO EXCAvATION FOR LOCATIONS OF UTILITIES. CONTRACTOR REWIRED TO PROTECT THE TREES TO BE SAVED. SHOULD ANY 10018110N OF THE TREE BRANCHES RE0LI1RE REMOVAL TO PEWIT OPERATION OF THE CONTRACTOR'S EOuiPmENT, THE CONTRACTOR SHALL OBTAIN THE SERvICES OF A PROFESSIONAL TR2404140 SERvICE To TRIM THE TREES SHOuLD THE CONTRACTOR'S OPERATIONS RESULT IN THE BREAKING OF ANY LIMBS. THE BROKEN LIMBS SHOuLD BE REMOVED immEDIATELY AND CuTS SHALL SE PROPERLY PROTECTED To miNAKZE ANY LASTING DAmAGE. NO TREES SHALL BE REMOvED vATHOUT AuTHO01ZATION BY THE ENGINEER. COSTS FOR TRKRAING SERVICES SHALL BE CONSIDERED INCIDENTAL TO THE GRADING CONTRACT CoNTRACTOR SHALL STRIP, 5TOCKP1LE AND RE-SPREAD SUFFICIENT T08500. PROvIDE A 4010110100 FOUR INCH DEPTH TO ALL DISTURBED AREAS TO BE SODDED OR SEEDED. THE FiNISHED WILDING SuSGRADE ELEvATION SHALL NOT VARY BY MORE THAN Gm FEET AElOvE OR BELOw THE PRoPOSED ELEvAnoN sTREET OR PARKING AREA SUBGRADE ELE0AT1ON SHALL NOT vARy BY MORE THAN Dos FEET ABOVE OR BELOW THE PRESCRIBED ELE6AT1ON. AREAS TO RECEIVE TOPSOIL SHALL BE GRADED TO wITHIN 0.10 FEET OF THE REWIRED ELEvATION UNLESS DIRECTED OTHERvASE BY THE ENGINEER. TOPSOIL SHALL BE GRADED TO wITHIN INCH OF THE SPECIFIED THICKNESS, THE CONTRACTOR SHALL COMPLY WITH THE REOLIIREMENTS OF THE MINNESOTA 801160044 CONTROL AGENCY - NATIONAL POLLUTANT DISCHARGE ELBAINATION SYSTE14 (NPD(S) PER141T. CONTRACTOR SHALL BE A CO-APPUCANT 61TH THE OMER. THE CONTRACTOR SHALL COMPLETE THE REoUrRED INSPECTION REPORTS AND BE RESPONSIBLE FOR LTAINTENANCE OF THE EROSION CONTROL DEVICES. TOLERANCES, I. THE BUILDING SUBGRADE FINISHED SURFACE ELEvATION SHALL NOT vARY BY MORE THAN 0.30 Ft ABOVE, OR 0.30 FT. BELOW, THE PRESCRIBED ELEVATION AT ANY POINT SHERE MEAS11RE1AENT IS MADE. 2. THE STREET OR PARKING AREA SUBGRADE FINISHED SURFACE ELEVATION SHALL NOT vARY By MORE THAN 005 FT ABOVE. OR 040 FT BELOW, THE PRESCRIBED ELEVATION OF ANY POINT WHERE MEASUREMENT 15 mADE. 3 AREAS wHICH ARE TO RECEivE TOPSOIL SHALL BE GRADED TO wiTHIN 0.30 FT. ABOVE OR BELOw THE REQUIRED ELE0AT1ON. LINLESS DIRECTED OTHERRISE BY THE ENGINEER. 4. TOPSOIL SHALL BE GRADED TO PLUS OR LTINUS INCH OF THE SPECIFIED THICKNESS. muNTENANCE 5. THE CONTRACTOR SHALL PROTECT NEwLy GRADED AREAS FROM TRAFFIC AND EROSION. AND KEEP AREA FREE OF TRASH AND DEBRIS. 2 CONTRACTOR SHALL REPAIR AND REESTABLISH GRADES IN SETTLED, ERODED AND RUTTED AREAS TO SPECIFIED TOLERANCES DURING THE CONSTRUCTION, IF REDuIRED, AND DuRING THE WARRANTY PERIOD, ERODED AREAS wHERE TURF IS 70 BE ESTABLISHED, SHALL BE SEEDED AND MULCHED 3. INHERE COMPLETED COMPACTED AREAS ARE DISTURBED BY SUBSEQUENT CONSTRUCTION OPERATIONS OR ADvERSE wEATHER, CONTRACTOR SHALL SCAR1F8, SURFACE, RESHAPE AND COMPACT TO REWIRED DENSITY PRIOR TO FuRTHER CONSTRuCT1ON AFTER SITE GRADING IS COMPLETED, IF EXCESS OP SHORTAGE OF SOIL TAATERIAL E01STS, THE CONTRACTOR SHALL TRANSPORT ALL EXCESS MATERiAL OFF THE SITE TO AN AREA SELECTED BY THE CONTRACTOR, OR NAPORT SuITABLE MATERIAL TO THE SITE A 2000 FIBER BLANKET SHALL BE FURNISHED AND PLACED IN AREAS wHERE THE SLOPE EXCEEDS 341. THE CONTRACTOR SHALL COMPUTE DEWATERING AS REQUIRED TO COMPLETE THE SITE GRADING CONSTRUCTION. THE CONTRACTOR SHALL COMPLY WTI THE REOUIREMENTS OF THE MINNESOTA POLLUGON CONTROL AGENCY - NATIONAL POLLUTANT DISCHARGE EULTINATION SYST(N (101.005) PEWIT_ THE CONTRACTOR SHALL BE REOUHRED TO SE A CO-APPL■CANT VCR THE OWNER THE CONTRACTOR SHALL COMPLETE THE REOUIRED INSPECTION REPORTS, THE CONTRACTOR SHALL BE RESPONSIBLE FOR MAINTENANCE OF THE EROSION CONTROL DEVICES. A Cot, OF THE PERLTIT CAN BE OBTAINED FROM. THE ENGINEER. ALL MATCH POINTS AND PAvEMENT PATCHES TO BE SAWCUT AT FULL DEPTH. U ALL EROSION CONTROL LTEASuRES MUST BE INSTALLED PRIOR TO COMMENCEMENT OF GRADING OPERATIONS AND BE MAINTAINED UNTIL ALL E051URBED AREAS ON THE SITE HAvE BEEN RESTORED • TEmPORARY EROS1014 CONTROL (HAY BALES OP APPROVED E0U10AL(NT) TO BE PLACED AROUND 5T080 DRAIN STRUCTuRES DURING CONSTRUCTION (REF(R TO DETAIL) w 5ED144ENT SHALL BE REMOVED rRom ALL 5E010E67 CONTROL DEvICES AS NECESSARy AND muST BE REMOVED IF DESIGN CAPACITY HAS EEEN REDUCED BY 500 X 1 sTABILIZED CONSTRUCTION ENTRANCE SHALL BE INSTALLED AT THE BEGINNING or CONSTRUCTION be mAINTAINED FOR DURATION OF PROJECT 5. ALL SLOPES 3:1 OR STEEPER. NOT TO BE SODDED AND GREATER THAN 8 FEET iN HEIGHT, SHALL HAVE EROSION CONTROL FABRIC INSTALLED 20k--05 L CF was STORM DRAIN NOTES CATCH BASINS SHALL NOT BE BACKFILLED 4.0041 FABRIC WRAP IS INSPECTED BY THE CiTy. TRASH GUARDS SHALL SE PLACED ALL STORM DRAINS AND CULVERTS PROVIDE CLASS 111 R1PRAP RATH FILTER FABRIC FOR 04.1 PIPE OUTLETS. THE LAST THREE SECTIONS OF CONCRETE PIPE SHALL BE RED, INCLUDING APRON, FOR CONCRETE PIPE LESS THAN 46-INCH DIAMETER. ALL SECTIONS SHALL BE BED FOR CONCRETE PIPE 07 413-11100 DIAMETER OR LARGER INFILTRATION BASIN NOTES GRADING SEOuENCE - ROUGH GRAERNG SHALL BE DONE IN CONJuNCTION WITH THE REST Of 1HE 54TE. ExCAvATE WITHIN 0 0.3 08 F1N1SHED GRADE. WITH LIGHT OR RUBBER-BRED EQUIPMENT. FINAL GRADING OF BASIN SHALL BE DELAYED UNTIL REIAAINDER OF SITE IS F1N1SH GRADED AN0 SEEDED NO OVER-EXCAVATION OF BASIN AREA 15 ALLOWED AFTER FINISH GRADING: TILL THE BASIN FLOOR TO A 611NI1A08 DEPTH OF E INCHES. 1419 TOPSOIL VATH ON-SITE SANDy SOILS IN A RATIO OF 50/50. OR AS DIRECTED BY THE ENDNEER NO EOutPLTENI MAY BE DRIVEN ACROSS THE BASIN FLOOR AFTER GRADING AND TURF ESTABLISHmENT OPERATiONS ARE CoTAPLETE. EROSION CONTROL - PLACE SILT FENCE AROuND BASIN AREA IMMEDIATELY AFTER ROUGH GRADING IS FINISHED. LIAINTAIN UNTIL FINISH GRADING AND TuRF ESTABLISHMENT WORK IS DONE AND VEGETATION IS ESTABLISHED AND GRovANG. TuRF ESTABLISHMENT - SEED MTH Gay APPROvED mIXTURE. IN ACcORDANCE vATH COY REQUIREMENTS VEGETADON IN PONDS AND INFILTRATION AREAS SHALL BE RESTORED WITH DEEP-ROOTED NATIVE vEGETATION (48/007 mix 310061 OR SUITABLE WETLAND SEED EQUIVALENT) RE-VEGETATION SHALL COmmENCE WITHIN 14 DAYS OF FINAL GRADING ATANAGELTENT PONDS SHALL BE SEEDED wiTH 04N001 mix 270 PER THE L4NDOT 2003 DISTRICT SEEDING RECOIAMENDATIONS PUBLICATION MEANS AND mETHODS OR EOUAL APPRROVED BY A LANDSCAPE ARCHITECT PRIOR TO THE PURCHASE AND INSTALLATION EROSION CONTROL NOTES ALL EROSION CONTROL mEASuRES MUST BE INSTAu.ED PRIOR TO COMMENCEMENT OF GRADING OPERATIONS AND BE maiNTAINED unril. ALL DISTURBED AREAS ON THE SITE HAvE BEEN RESTORED. TEMPORARY EROSION CONTROL TO BE PLACED AROUND STORm DRAIN STRUCTURES DURING CONSTRUCTION (SEE DETAIL). SEDIATENT SHALL BE RELTOVED FROM ALL SEDILTENT cONTROL DEVICES AS NECESSARy AND MUST BE REMOVED IF DESIGN CAPACITY HAS BEEN REDUCED BY FIFTY PERCENT. A STABILIZED CON5TR0CTION ENTRANCE SHALL BE INSTALLED AT THE BEGINNING OF CONSTRUCTION AND mAINTAINED FOR DuRATION OF PROJECT. ALL SLOPES 3:1 OR STEEPER, NOT TO BE SODDED AND GREATER THAN EIGHT FEET IN HEIGHT, SHALL HAVE EROSION CONTROL FABRIC INSTALLED. CONTRACTOR SHALL SEED AND MULCH ALL DISTURBED AREAS NOT TO BE SODDED SEEDING SHALL BE PER MADOT SPECIFICARON 3876 APPLIED AT A RATE OF FIFTY POUNDS PER ACRE SEEDING IN POND AND INFILTRATION AREAS SHALL BE miXTURE 3100121 (NATIVE WET TALL) IN ACCORDANCE BITH (MOOT SPECIFICATION 3876 APPLIED AT A RATE CIF 82 POUNDA PER ACRE MULCH SHALL BE PER MADOT SPECIFICATION 3882, TyPE 2. THE MULCH SHALL BE APPLIED IN ACCORDANCE WITH (MOOT SPECIFTCATioN 2575.3, FT. MuLCH TO SE APPLIED AT A RATE OF TWO TONS PER ACRE MULCH SHALL BE ANCHORED WITH A 0450, CLODBUSTER OR OTHER APPROVED EOuIPMENT. SEDIMENT SHALL BE REMOVED FROM ALL SEDImENT CONTROL DEVICES AS NECESSARY AND MUST BE REmOvED IF DESIGN CAPACITy HAS BEEN REDUCED By FIFTY PERCENT LEGEND 8800 • • • B • A VI OZ 0 0 <-3 z Z0 Z ct z < ■-• L.0 Z CC ;7' 0< ,07-■ -Un"' OC 0 CD E z tr) o a !-! o 0 o JAL 7.1A7 1650.001 10/06/05 01,0 6.1 ETAINING .EXI;i11::-.,. • - , LIT LI T, I r:H.:01:ENT 4 44510 4- Att. TfgjT 5" 10455-411 CD:"..-TPUC 711,,J „: • T , . - - -, V.A. ''• •/ '-'‘'," ,Z„..,,, • t• t.:-,•1.- t., .,?' ....1; . . '. '. '. f i/ N ).il.i ,A K : ..:'\ 7A,, /. .V E: ; (4 -"/ <.---ri., t,-, ..t, - ..,:tt•-, . ''...tg. ' ,,,,g7 tt''...:••. ..., ,.-."!,ct •••=„0...--.3 ...... • citt- tt I •I: I 4-- 1J. • — — -7: F.'.7.• ; • ,_••••• ; 7 " G. N.c:11 1." Pi I NOV 4 200 ,• • , 1 r, T e LEGEND PrO,DDLD: UTILITY NOTES CONTRACTOR SHALL PELL VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTtLiT■ES AND TOPOGRAPHIC FEATURES PR10R TO THE COMMENCEMENT OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY ENGINEER 0, DISCREPANCIES OR VARIATIONS FROM THE PLANS. ALL EXISTING 4TI41e LOCAIIONS SHOWN ARE APPROXIMATE, CO14IA01 "G00,54 STATE 0110 CAL" 1S5-,-454-0002) 502 u1141TY LOCATIONS 45 NOuRS PRIOR TO EXCAVAPON. UTILITY CONSTRUCTION SHALL CONFORM TO THE CURRENT EDITION Cr 'STANDARD SPECIFICATIONS FOR WATERMAIN AND SERVICE LINE INSTALLATION ANC, SANITARY SEWER AND STORM, 04455 INSiALLATON" AS PRERARED BY I< OTT ENGINEERS ASSOCIAMON 07 4141155014 SASINS Anc mANHOLES 14 PANED AREAS TO SE SuLARED 0.0, FUT, CATCH BASANS IN GUTTERS TC BE 550050 0.15 FEET PER DETA,LS ELEVATIONS SHOAT: ON PLAN 00 NOT REFLECT SUMPED ELEVATIONS ALL FIRE HYDRANTS SHALL BE E.CYLATED ,VE FEET BEHiND 01,04 OF CURS LINLESS 01HER010E NOTES. TYPICAL HYDRANT CONSSTS OF: HYDRANT, GATE VALVE, 2.5 FEET OF SIX DIF IN,CERMAiN AND ANY HYDRANT EXTENSiON. ExTENSIONS 73 BE ,NCIDENTAL. HyDRA, T: BE WATFROUR PACE WS-V. EuR, VALVE:. 5,ALL RESN.EHT sTal CAT: - mcELLER ATS7G-TC EOUN,.: 11101,AU0 ,EET OF N5 0000550 0551' AL, 041ER1147,0. 55 1 4 0= EY.7, REV,RE0 A OF E10,4E511 410-01 SEP,ATICN TO SAN'TA, 7:E021' 777 57011.' DR0,1 L:NES. VIATER,,,, ID EL 1,47,,,LED ALD,,r, 7HE ROAD CENIERL,NE. 0.7710E0, PIPE 7T1' MA,NPACI,ERS SPECP■CAliONS, ,11S14L4 FENCeS A PICHET OT VERGsA, sERARAxe, At,' Tr, FH7 10 HOR■ZONTAL SEP,RACON xTDUIRED FOR ALL ,TC11E4 CNLECT T,HEPIPSF NCTEE. *5-004- AL*5Si'401:i4'3L-100'14114- 5.4- I z 1/1 OZ 1 00 1 Z 0‘,,2 ,61a. i 1>- W 0 —J < in < 50 JAL 1 JAL 1650.001 1 1 /1 1 /0 5 C1.1 Am no • • • BUFFERYARD / BERM PLANTING SCHEDULE SYM KEY COMMON NAME BOTANICAL NAME SIZE OTY. NOTES BH Black Hills' Spruce Picea glauca densale'B.H.' 5' BB 9 Fully branched to around c.> FS Cutleat Staghom Sumac Rhus lvphine 'Latinate' #5 cont. 17 Plant 10' on center Ett GA 'Summit Green Ash Fraxinus pennsyloenice 'Summit' 2" BB 3 Single straight leader 0 NP Norway (Red) Pine Pinus resinosa 5' BE 6 Fully branched to around PK Northern Pin Oak (Duercus ellipsoidalis 2" BB 2 Single. straight leader RT 'Isenti Redtwia Dogwood Gornus sericee 'Isanti #5 cont. 19 Plant 6' on center ' SM 'Green Mountain' Sugar Maple Acer saccharum'Green Mountain' 2" BB 3 Sinole, straighl leader TOTAL 17 TOTAL TREES 22 H0.32 06 1/4 ADDITIONAL SITE TREES PLANTING SCHEDULE SYM KEY COMMON NAME BOTANICAL NAME SIZE OTY. NOTES BH 'Black Hills' Spruce Picea glauca densata 'BH' 6' BB 3 Fully branched to around c.> RD Red Oak Ouercus rubra 2" BE 2 Single. straight leader RM 'Autumn Spire' Red Maple Acer rubrum 'Autumn Soee' 2" BB 3 Single. straight leader 0 SS 'Spring Snow Crabapple Malus 'Sarin° Snow' 1.5" BB 4 Single leader NW 'Niobe' Weepinc Wihow Salhx alba 'Tristi5 2" BB 5 Sinole leader TOTAL 17 Note • NMa: r.c■1 IN eau h%erepa:liivc,prithe- pear. orn u-. 00� ry 90} Oa 500 SOD If Typical Deciduous Tree Planting Detail No swe le Memel bee tem ralopa �.eai�`�.�.alaae Mich ente�;lwaawpeeh, iheer am.mise Mrbvp. Menges m, 3eac.o, mat,. a:gae I. 006., pY ."- -•—ens 0, 006 • Name ym.arddbawan�<<,xnlael., • Typical Shrub Planting Detail retinmser is es ....es easel 11, a, age {tea mammal.. memo :r.e,er01 -ame Irs meaaml 11.11∎0: mgeeoM Nm 10 Sole PLANTING NOTES: Comm., 5003 e! a one year guarantee on an plant meteruk .The the meal planting. on Repacement bent materials t s or ls all also have a one 1550 gumaweenommanung open pantnp. All proms are to M northern gown and handy. Plants b ...Ma as per standard MN planting sabires. Use 01.51.0 100 011 01 000011 naleml in tree Meriting roles and shn0 beds. ins deuhs Por cep).. use a soil ma PI 1.1-1. 03010aed topsoa, sand, peat moss) tor per.. and annual beds. metalled at a means. hewn of 12" Contractor shell verity toe:awns me ell melee poor to in.11atnn of pens. Mind areas :hall bn gnawed vMh an emanated unomprou. spiMar system. NI landscaped areas shall M impaled Mai either spay heads or with 'leaky pipe'. Staking of Pees a optanok. repts..n If net plumb aer one year. Wrap all mmootheerhed trees and Imes at lop and 50000 Remove ey 0001. Open top of Munap en BB m0erul0 remove pot an potted pads, spat and break apart peal pots Pane plants as necessary per standard nursery 0,50 . The Owwnersnall he reeperatk Ica manurarre alter to Owners acceptance of Ina warn Puna :haul he ....R panted open aM+st at 4e. Properly Mel on metered u necessary lampoary artly). Xi resumed areas are In be saber sodded or seeded 0z Mad. 5. shun be nonnem grown a..rdy. Pansy beds for shrubs a0M Mve 5.5'veacal teach poly ed91pe Romer. .00 grade). Md wen smooth Navas see amsca. Alen furtMipth and M Pl ulcd an nob hyll.PenO. Shredded ..woad morph Nan M pre .M arhurb.0 Imaged Peen al a dean Or and a diameter o13' Meeker. SOD 'SEEDING NOTES: Sob mans are to Impaled with an aubmaled IMp01 5 system Areas bislurbeb try Nee worUgaaing (banns and level areas) shalt. seeded wltn MNDot Ma %330 Pond edges 141 slopes) anon be Seeded with M100 Me 0310. C1.2 • • )\I'fr114 L VA fle7h1 Atedot46 Joel z L. b47 ewe- 1.,e; i1 tit11-osi • 6 a,/ 1.014/7 t t F 4- t NCTV • T .maw ROM PLAN SaL Ol5m areas -2,500 sq. R. Reyir Garage —9,000 sq. ft Swage -21, 210 sq. A EIELEINIYE PUN Keller rastz ossatailaSsaabsda 0 0 rat L V) mtt E. co, Ls. mow 6 SCO! �IGHTNOT. I. .NOT FOR CONSTRUCTION` RVISIMS r14.4.9197. e CPAii ersmrroa, SPERVISON PROJIMMART CONTRACT sheen A1.0 Nov 0 9 200; • • 2.0E9 S.: EkiERIOR 1115114:021. SiSTED - (542) 3500 2!. TOTAL AREA - (:025) 1/7:12 MDR 1,017 S r E1100101 2250205I25 '7‘113S11 STSFELI - (SEFI) I.E22 S.F. Mo. - (l005) D.I.F Sr\ WEST ELEVATION ABUTTING PROP. ZONED RES. A2.0 .• MONT E.O.IION 575 55. EXTERIOR INSULATION 05E52 SESTEU - (209) 1%54 S.F. TOTAL AREL - (MO%) 1aw a 41),12-22-2,-.2241422=2A4=r4=2,2=.12.2)(12..22=1:224.2)&21,(121,-)222224=22.1.12M1%)(422222,-: 42.t2(4, (21 -------- ARE / FLUTED SLOE% (2) EMS PRE RV. BLOCK ItScr' 1.550 S.F. EXTERIOR 51201A00N OM; SISTFAI - (56%) 2.525 S.F. TOW. AREA - (1005) TINED EDO; SILL SOUTH ELEVATION (FRONT) A2.0 --STuJDRIL SEAR ROOF V■STELI —EVE. ilirAPLIT • E` ; LE BLOC% 1/2:12 PITCH o. CUL; AMMON 2.152 S.F. 10107400 1050*505 IPISK 50010, - 0000 SS. TOTAL ISE1 - (10022) ,—STRIEWOC SEM: ROCS MST; I I •■ NORTH ELEVATION (2) ROWS IRE 02.0 I 1111111111111111=111 11111111111111111111111111MIMIIIIIINIMMMIN —00111.1SPOOT 4011 (2) 622.01 2.222 \ FLUTED SLOP: FRET BLOCL 1—.LIOAWSPOUT EAST ELEVATION ABUTTING PROP. ZONED COMM. A2.0) Keller PLANNERS lalICHITECTS 1111111.5ERS Roans luome MINNESOTA IV; 5 0 "COPYRIGHT NOTICE" "NOT FOR CONSTRUCTION" REVISIONS W RO-eCa 5/115,717012. SPERVI501% P REU911.191.5, COWIELOCT WO, 15-eJec, FOR .C.CANSIT41.710u. • A2.0 NOV 0 9 2005 MOV 1.1 4 20015, UT? • • RUUD LIGHTIWG • ' - ' ' . . ^ ` . ^ ^ ^ ^ L. ....................... ...................... . ......................... .. — �.^^^^^~^`^`^^^~^^^^^^^^^^Y` ^^^ ^;,`^.~^...^..^.^^`^^.^^.^^"~ ..^^ ^^.^^`1^`^^^........`.^.^.^^.^LL^^.^ ^^^^`.~6^^`~``..`^^^`.`.^^.^.^^�^^^^ ^..^^^.. ^...^^^`^.^...^.^`^^.*^L‘^^^^ .................. ... ^ ^�N�� ^^^^~`^`^``~^^``^ ^ ``^`^^ .`.`.^`.^^.^`^ ^`^.^ ^ `^`^~^ ^^^^^``~L^`~`^r ~ ^ ^~^^~^^^^ • ■ ` ^ .......... ^^^^^`^``~^ ........... .......... ^^^^^~~~^ • ^^^^ .......... ^ ^^^^^^^^ `^^^^^~` ~^^ ^.^ ^ ``^^^^^` ` ~^^^^`^^ ......... ^^^ ... ^^ ^~^`^^^^^^`^^~^^ ..................... ``^^^^```^^^^`^^^~` .`^`^^.^....^.^^ ^`^^^^``^`^~^``^^^ ^ ^^ ..`^^^^.^`^^`. .^`^..�...� `^`^^^`''_^.��^ ^ ~^ L. ............. ..... ^ ^ ^ ^ ^^ ^ ^ .. ^ ^ • `^`^^^`^^^^ ........... • ^^^~^^^~^` ^ ^~^^`^^ ^ `~^~^~ ` ~^^^^`^ ^^^^^^ ^ `^^^ 11.617i1aol 006 11:2E F. FIXTURE; ARE MOUNTED 113' AFG ��Cts 19 L1.9.1.11 \;i:2~1�" ~ RUUD LIGHTING �=� LISA ^��~��°_ Da t611O/ 31/9049 Scale. 1.046 La CuL L16 .17 .91,110 � results �� fat = 146 -b; kit AGENDA ITEM VI A STAFF ORIGINATOR: Jeff Smyser P & Z MEETING DATE: December 14, 2005 TOPIC: Discussion of Draft 49/J Study BACKGROUND The Study We have been working the past year on a study of the land and infrastructure around the intersection of Hodgson Road (CSAH 49) and County Road J (Ash Street). The goal is a planning document that will be adopted by the City Council as the guide for development of the area. We are providing a draft report to bring the P & Z up to date and to stimulate discussion. This draft is unfinished and in no way should it be considered a final report. We held a neighborhood meeting in March and discussed an initial concept plan. We received good information and comments from the land owners and residents in the area. This input was very important and helped guide revisions to the concept plan, which is not to be considered the final version. The attached draft, unfinished report provides background information and traces the planning process. Staff is not making recommendations for a final plan at this tune. That will come after more discussions with developers, land owners, the P & Z, and City Council. Ultimately, the City will need to make decisions on alignments of and the means of providing water, sanitary sewer, and the internal roads needed for proper access and circulation. Municipal water and sanitary sewer are Lino Lakes issues exclusively. However, the roadway system is not. While it is up to the City to provide internal roads, Hodgson and CR J are county roads. Because CR J is the border of Anoka and Ramsey Counties, it is managed jointly by the two counties. We are working with the counties and the City of Shoreview for solutions to the transportation infrastructure issues. We have prepared a traffic study for the area but have not yet discussed it with the other players. The draft 49/J report is written in a straightforward format intended to provide the important information efficiently. Additional information will be added and revisions made as needed. This is a work in progress. Additional information is coming in daily. Throughout the process new information often has required serious rethinking of what seemed earlier to be the best course of action on a particular issue. • • • • Growth Management Issues Lino Lakes has a growth management policy that limits the number of new housing units to be platted each year. We have nine units left unclaimed for year 2006 and 82 for 2007. If we need infrastructure and development would provide it, we would need the development to occur. One question we have not faced is how to count assisted living units, which generate little traffic, wastewater, and other infrastructure impacts. Development Proposals Several landowners in the area want to develop their properties. Staff have had several discussions with both of these developers throughout the planning process for the 49/J study project. Because the infrastructure issues are not yet resolved, these developers have not submitted development applications. We have met with other landowners as well to discuss the potential for planning future development on their properties. Two developments in particular are ripe. The Jensen family owns the 17 acres north of the northwest corner of Hodgson and CR J. They are working with a developer to create a senior complex that would include several types of senior housing such as independent living townhomes and cottages as well as a larger building with assisted living units. We have included some material from this developer with this packet. Please note that this material was created by the developer and has not received official or unofficial endorsement by the City. The property owners of the northwest corner of Ware Rd. and CR J are interested in creating a new townhome neighborhood. RECOMMENDATION Staff is seeking comments from the P & Z. • CSAH 49 & CR J Hodgson Road & Ash Street Master Plan City of Lino Lakes • DRAFT DECEMBER 8, 2005 • • • Table of Contents BACKGROUND Master Plan Study Objectives Study Area Roads Existing Land Uses Comprehensive Plan Proposed Land Uses and Zoning Park Plan DEVELOPMENT ISSUES Roads, Access Water Main Sanitary Sewer Wetlands, Water Table CONCEPT PLANS MASTER PLAN DRAFT December 8, 2005 Hodgson/CR J Master Plan page 1 • • • BACKGROUND In August of 2004, the City of Lino Lakes began a master planning process for the area surrounding the intersection of Hodgson Road and County Road J. The intersection of Hodgson Rd. and CR J is an important gateway into Lino Lakes, but the current appearance of this location needs improvement. While this has been known for some time, landowner interest in redeveloping the restaurant site on the northwest corner catalyzed the master planning project and focused attention on the area. The area is dominated by parking lots and automobiles. The restaurant/bar is boarded up, and other lands are vacant. In order to address these deficiencies, redevelopment of some parcels is as important as developing unused or underused properties. Northwest corner of Hodgson /CR J intersection, viewed from the north Northwest corner of Hodgson /CR J intersection Northeast corner of Hodgson /CR J intersection photos by Landform DRAFT December 8, 2005 Hodgson/CR J Master Plan page 2 • • • However, a number of shortcomings must be corrected in order to support development. The Hodgson/CR J intersection functions poorly at peak periods. Very little traffic at this intersection is generated by business in the area, and traffic will continue to increase. The area lacks sufficient internal roadways, and access to existing arterial and collector roads is unplanned and random. Any business expansion will require extensive site planning. This includes safe access to the major roads that currently are the only roads. An overall road and access plan is needed. There is no public water or sanitary sewer service available to most of the study area. The intersection area is a hole in an area where utilities exist to the north, west, east, and in Shoreview to the south. Solutions have been suggested, such as new trunks down Hodgson Road or Laurene Ave. in the Rohavic Oaks neighborhood. However, the City has not addressed how to serve this area with utilities. Existing homes and businesses have onsite wells and individual wastewater treatment systems, which are not sufficient to support contemporary development. Any expansion of the businesses will require municipal utilities. In addition to these infrastructure issues, development planning for the area should include gateway elements. The visual appearance of this entrance to Lino Lakes should be considered in the overall planning. At the outset of the project, the list of objectives included design of the gateway elements for this entrance to the community. The gateway idea has expanded to become a project of its own, to address other gateways and possibly the design of a consistent gateway theme. It is very important to note that there are several viable commercial businesses within the study area. One of the challenges of the study is to plan both for current and future use of land in the area. To be clear, this planning study is not an attempt to relocate existing businesses. However, there are a number of issues to be resolved for the existing businesses as well as for future development or redevelopment. Master Plan Study Objectives • Plan for redevelopment of 49 Club corner and potentially other sites • Identify appropriate land uses (present & future) in study area • Plan for road improvements to provide good access and circulation • Identify routing & phasing solutions for utilities to facilitate future development • Propose gateway design elements DRAFT December 8, 2005 Hodgson/CR J Master Plan page 3 • Study Area • The study area includes approximately 37 acres of land in the southwest part of Lino Lakes. Starting at CR J (Ash St.) on the south, the study area runs '/ mile north along Hodgson Rd. (CSAH 49). The primary study area includes a triangular area on the west side of Hodgson of about 17 acres. On the east side of Hodgson, the primary study area includes 20 acres, but out of necessity the study looked at land extending to Ware Road. i Primary Study Area E map by Landform DRAFT December 8, 2005 Hodgson/CR J Master Plan page 4 • • Roads Hodgson Road (CSAH 49) is an arterial road that runs from Lino Lakes south into central St. Paul. County Road J, (CSAH 1, CSAH 32 or Ash Street), is an arterial running across much of Anoka County, from State Trunk Highway 65 on the west to I -35E on the east. Co. Rd. J forms the boundary between Lino Lakes and Shoreview. It also is the boundary of Anoka County and Ramsey County, which share responsibilities for CR J. Existing Land Uses The study area includes a variety of residential and commercial uses. A garden center, used auto lot, and auto repair business line the east side of Hodgson Rd. The auto sales business owner has acquired a five -acre lot immediately east of the existing sales lot. On the periphery of the study area, several single family homes exist on large, rural lots without water or sanitary sewer services. A closed bar /restaurant sits on the corner of Hodgson Rd. and CRJ. North of that is an insurance office and a liquor store in separate buildings. A 17 -acre parcel north of those lines the west side of Hodgson. Several existing neighborhoods border the study area: Woodridge Estates and Blomquist Addition to the west, Rohavic Oaks to the north, as well as the homes south of CR J in Shoreview. IPThe figures below show these uses. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 5 • • • Discussions with property owners at a March open house and throughout 2005 were a vital part of the study. Some want to develop their site, some want to continue the existing use for now, but have plans for future development. Others have no plan to change their use of their site. Existing Land Uses, General Overview 2.5 acre residential Residential Large lot, rural residential Commercial 4- LANDFOItM o mo. zoo Lino Lakes County Road J Masterplanning Study January 20, 2005 LN04004 DRAFT December 8, 2005 Hodgson/CR J Master Plan page 6 • • • Existing Land Uses, Specific Properties garden center sales liquor store • insurance office -• closed restaurant/bar auto sa es auto repa single homes App p S" U U 'tOT Comprehensive Plan Land Use Map and Zoning The Lino Lakes Comprehensive Plan guides the study area for Mixed Use, Commercial, and Medium Density Residential. The area is entirely within the Stage 1 (pre -2010) development area. The primary study area is within the existing MUSA. The 20 acres on the west side of Ware Road is not within the current MUSA. The zoning of the study area includes General Business and Rural, with R -1X Single Family Executive zoning to the west. South of CR J, in the City of Shoreview, land is guided and zoned for single family residential except for the commercial land at the corners of Hodgson and CR J. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 7 • • Proposed Land Use Plan, Lino Lakes Comprehensive Plan (Detail) NSITY ED NTIAL Co. Rd. J (Ash St.) l NI_ I L l I Commercial Office 11 H Residential Nr11141 1 4 City of Shoreview Comprehensive Plan Land Use Map (Detail) (Lino Lakes and Shoreview maps are shown at approximate scale.) DRAFT December 8, 2005 Hodgson/CR J Master Plan page 8 • • • Lino Lakes Zoning Map (Detail) Planned Unit Development (single family) Co. Rd. J (Ash Street) j 1 in,m INN mill I= ELM MI City of Shoreview Zoning Map (Detail) (Lino Lakes and Shoreview maps are shown at approximate scale.) DRAFT December 8, 2005 Hodgson/CR J Master Plan page 9 • • • Park Plan The Parks, Natural Open Space /Greenways and Trail System Plan shows a potential trail crossing the northern part of the study area and continuing to the west. It is unlikely that this could be implemented because of the existing Woodridge Estates neighborhood. The parks plan also shows Natural Resource Protection Areas in the northeast area. These are wetland areas that will be protected by existing wetland law or may be important plant communities. The Natural Resource Conservation Areas in the northeast and northwest portions of the study area are uplands with features that have high ecological value. These areas should be examined for the potential for protection. A Natural Resource Enhancement Corridor is shown to indicate that an area could be considered for a trail to connect the two other areas. Preliminary Park,Greenway& Trail System Plan (Detail) DRAFT December 8, 2005 Hodgson/CR J Master Plan page 10 • • • Environmental Issues: Wetlands, Water Table Wetlands exist in the area between Hodgson and Ware Roads, and the water table in the overall study area is shallow. The shallow water table constrains some development options that would require below -grade construction. Wetlands create some challenges for routing roads and utilities. However, the wetlands also can be viewed as the basis of an open space amenity area that can be incorporated into site designs. Proper buffering of the wetlands can protect water quality and enhance the quality of these open spaces. This perspective fits with the City's conservation development philosophy, whereby new development would create significant public values beyond those achievable under conventional development .,T, . ,t. of OF 111R " 1'5 6"N 1,1 1. � �f >aern '''' �.. r ' sift !v'6 I sift 9'i '• 437,i".l iniu r /111 111 VIIR Alt :1—%. Tili 4111 Rrit4AiK sIc_ d VII LANDFORM w Wetland Inventory Lino Lakes County Road J November 11, 2004 Masterplanning Study LN04004 DRAFT December 8, 2005 Hodgson/CR J Master Plan page 11 • • • DEVELOPMENT ISSUES Land Use The existing land uses are illustrated in the previous figures. Any development of the study area must recognize the existing neighborhoods of Woodridge Estates, Blomquist Addition, Rohavic Oaks, and Ware Road residents in Lino Lakes as well as the existing residential development south of CR J in Shoreview. These will continue as stable residential neighborhoods. Design of new development must take into account potential impacts on the neighbors. Also noted previously, some property owners want to develop their site, some want to continue the existing use for now, but have plans for future development. Others have no plan to change their use of their site. For example, a garden center and an auto sales business exist on Hodgson Road. Both these businesses are are consistent with the comprehensive plan future land use map: the sites are guided for commercial use. The garden center owner wants to continue the business on the site and hopes to construct a new retail building. The location and size of this building has yet to be determined. Immediately to the south, the auto sales lot owner plans to continue doing business on the site. However, either one of these two sites could be redeveloped. The garden center has several buildings, but the entire site could be redeveloped either for expansion of the garden sales business or for a completely different use. The auto sales property is mostly undeveloped and could be used for a variety of things, including auto sales. Land at the northwest corner of CR J and Ware Road is owned by a developer hoping to create a small townhome development on the site. This is consistent with the comprehensive plan future land use map, which guides the site for medium density residential use. On the west side of Hodgson Road, a developer is assembling land for a project that would include redeveloping the northwest corner of Hodgson/CR J with new retail uses. It also would create a senior housing campus on 17 acres to the north of the retail area. No specific plans have been offered on the other properties in the study area. The important point is that road, utility, and development plans for the area should provide for future development as well as allow for the existing businesses to continue on the site. Planning for both possibilities at the same time poses challenges. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 12 • • • Roads, Access Creating new local access and circulation is vital to development in the study area. Creating new road alignments must address three issues: access and circulation, development parcel size, and road right of way width. Hodgson Road Ware Road primary study area roads Access and Circulation: The figure above shows the roadway system in the area. Hodgson Road and CR J are the only two roads providing access to the primary study area. Ware Road on the east provides access to the general area as well. However, no local streets exist to provide access within the study area. The intersection of Hodgson and CR J functions poorly now at peak periods. Traffic will continue to increase, further degrading traffic conditions at the intersection. This traffic is generated outside of the study area. Development within the area will require good, safe access and circulation. Planning for the study area must acknowledge that the intersection must be improved. This requires improvements to Hodgson Rd. and CR J, but also requires designing clearly defined access points and internal circulation within the study area. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 13 Access management is an important aspect of planning new road alignments. A number of studies have demonstrated a relationship between the number of full access points on major roadways and the number of crashes. Managing access to the arterial roads in the study area supports several goals, including: maintaining an acceptable level of mobility on the roads; reducing the potential for safety problems; promoting appropriate property access; and facilitating cooperation between different agencies and jurisdictions. The Anoka County Highway Department has adopted access spacing guidelines for intersections on county roads. The table below lists spacing for minor arterial roads. • Anoka County Highway Dept. Functional Class Route Speed (mph) Area or Facility Type Primary Full Movement Intersection Conditional Secondary Intersection Signal Spacing Private Access Minor Arterial 50 -55 Rural 'h mile 1/4 mile '/s mile subject to conditions 40 -45 Urbanizing 1/4 mile 1/8 mile '/ mile by exception or deviation < 40 Urban Core 1/8 mile 300 -660 feet '/ mile subject to conditions Source: Anoka County Highway Department Development Review Process Manual, 2003 Both Hodgson Road and CR J are classified as minor arterials. The speed limit is 50 mph on Hodgson north of CR J, but 45 mph to the south in Ramsey County. On CR J, the speed limit is 35 mph at the Hodgson intersection. The speed limit increases to 50 mph approximately 2,000 feet to the west and about 2,600 feet to the east of Hodgson Rd. Defining the access points also includes recognizing that access to the arterial roads will be limited. The intent is that access to land will be via the new local roads rather than with individual driveways onto Hodgson and CR J. One of the important benefits of creating new access points will eliminating existing driveways that now access the arterial roads. If internal roadways are created, there would be one access to Hodgson from each side. There also would be one access to CR J between Hodgson and Ware, and one access between Hodgson and Woodridge. Approximately 15 existing driveway access points on Hodgson and CR J would be reduced to four access points: three at public road intersections and one parking lot access (the CR J access west of Hodgson). This reduction from 15 individual, random driveways to four properly designed access points would be a significant public safety improvement . Parcel Size: In addition to access needs, road alignments should allow for the creation of parcels of property that are large enough to develop. The parcels must accommodate buildings, parking, access drives, and site amenities such as landscaping or DRAFT December 8, 2005 Hodgson/CR J Master Plan page 14 • other features. The street system must take into account existing uses as well as the potential for future development. Road Size: Road rights of way must be large enough to accommodate vehicle movement, pedestrian sidewalks or trails, utility easements, and landscaping. While it is possible to have utilities in separate easements, this uses additional land. It is most efficient to include utilities in the road rights of way. Utilities: Water and Sanitary Sewer If the area is to develop, it must have municipal municipal water and sanitary sewer service. Providing these utilities to the study area poses numerous challenges. The figures below shows the location of existing municipal utilities. Location of Existing Municipal Utilities • Imo Location of Lino Lakes Water and Sanitary Sewer Trunk Lines • • • • • • • • • • Sanitary Sewer Served By Shoreview System DRAFT December 8, 2005 Hodgson/CR J Master Plan page 15 • • • Several potential locations for utility service connections have been considered: • Shoreview • Ware Road • Woodridge Lane • White Pine Road, approximately '4 mile to the north of the study area, on the west side of Hodgson Road • Ravens Court, approximately 1/8 mile north of the study area, on the east side of Hodgson Road There are several common issues for water and sanitary sewer service in this area. For an area that lacks both utilities, it is financially cost effective to plan both in the same alignment. This avoids the need to acquire easements for separate alignments, and both can be constructed at the same time. However, there are some issues that apply to one but not to the other. In particular, the need to loop the water system. Issues for utility service are described below. Water Main All the properties in the area with existing uses have individual wells for water. Homes on Woodridge Lane have municipal water, but there is no service between the Woodridge Estates neighborhood and Ware Rd. The City of Lino Lakes has recognized the need to connect its two trunk lines in Woodridge Lane and Ware Rd. The loop is needed in order to provide adequate water service, particularly fire protection. Both trunks end near the Hodgson/CR J area, which raises the possibility of inadequate flow. Looping the system allows for better flow and water pressure. Looping also provides alternative service if water is interrupted from one direction. Shoreview: The Cities of Lino Lakes and Shoreview have a water interconnect at Woodridge Lane. In the past, this interconnect provided ongoing, supplementary water availability. Shoreview has closed this connection. It is available for emergency water service, but not available on an ongoing basis. This has increased the importance of looping the Lino Lakes system. Woodridge Lane: Connecting to the Woodridge Lane pipe on the west of the study area is more difficult. There is no corridor between existing homes for a utility easement to connect to the Woodridge Lane utilities. The water loop could run along CR J, then turn north through new development in the study area. The CR J right of way is 100 feet wide in this location (50 feet on each side of the centerline). There are numerous private utility services in this right of way such as natural gas, electricity, cable tv, and fiber DRAFT December 8, 2005 Hodgson/CR J Master Plan page 16 • optics. Running a new water pipe would require moving these utilities or acquiring a new easement. Moving the private utilities would be exceedingly expensive. The remaining option is to purchase new easement outside of the existing road right of way for a water trunk line. White Pine Road: There is service available in White Pine Road, about 'A mile north of the study area. Connecting to this would require either an easement through the Rohavic Oaks residential properties or running along Hodgson to Rohavic Lane, and running the pipe in Rohavic Lane and Laurene Ave. There is no location for a utility easement between the home lots. This route would not immediately address the need to loop the water system between Woodridge and Ware, though it could provide a loop from Woodridge. The Ware Road trunk could be connected to this new trunk when development fills in the gap. In addition, the comprehensive plan guides the Rohavic Oaks neighborhood as Unsewered Low Density Residential and the City has received only one inquiry from this neighborhood about utility service. Without property owner participation, there would be insufficient funding for utilities and road reconstruction. Ravens Court: Connection to the Ravens Court water is possible. However, this would not immediately address the need to loop the water system between Woodridge and Ware, though it could provide a loop from Woodridge. The Ware Road trunk could be connected to this new trunk when development fills in the gap. Ware Road: As property develops along Ware Road, the trunk can be brought from that side. The Ware Rd. properties are undeveloped, so the opportunity exists to plan utility service alignment as land develops. However, it will be necessary to provide the water loop to Woodridge as development is planned. Preferred Options (PRELIMINARY): It is necessary to loop the water system. The area between Ware and Woodridge is largely undeveloped or underdeveloped. This area offers the best route for a new utility alignment to provide water looping. Therefore, the preferred option is to plan a water trunk either between Ware Road and Woodridge Lane or between Woodridge and Ravens Hollow With the first option, a trunk would run from Ware Rd., through the study area within new development, along property lines, and cross Hodgson. On the west side of Hodgson, the water service would go through new development, south to CR J, then connect to the existing Woodridge Lane trunk. This likely would require an additional easement along CR J. With the second option, the trunk would run from Woodridge, along CR J in a new easement, and through the new development. Then it would run up Hodgson to the Ravens Hollow development, crossing Hodgson at some point. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 17 • • • The City needs to loop the water even if no new development occurs. New development provides new easements because it needs utility service. If no new development occurs, the City faces the need to acquire new easements solely at City cost. Sanitary Sewer The majority of properties in the study area have onsite septic systems for wastewater treatment. Only a few properties in the area have municipal sewer service . These are all west of Hodgson. They include homes on the north side of CR J, the closed bar /restaurant site, the existing insurance building, and the existing liquor store. Shoreview: The properties with sewer service are served by a special service pipe that connects to the City of Shoreview sewer system. Shoreview has stated that it will not plan to accommodate additional Lino Lakes development through this service line. Therefore, service for the study area must be provided from one of the Lino Lakes pipes. Woodridge Lane: As noted in the description of water service, there is no corridor between existing homes for a utility easement to connect to the Woodridge Lane utilities. Connecting to this sewer line would require an easement along CR J that would be larger than a water line easement. White Pine Road: Also as described above, there is service available in White Pine Road, about 1/ mile north of the study area. Connecting to this would require running the pipe in Laurene Avenue and Rohavic Lane. It also would require either an easement through the Rohavic Oaks residential properties or running along Hodgson to Rohavic Lane. In addition, the comprehensive plan guides this neighborhood as Unsewered Residential (no utilities to be provided) and the City has not received only one inquiry from this neighborhood about providing utilities. Without property owner participation, there would be insufficient funding for utilities and road reconstruction. Ravens Court: Connection to the Ravens Court sanitary sewer is possible, depending on depth issues and the potential need for a lift station. Ware Road: As property develops along Ware Road, the trunk can be brought from that side. The Ware Rd. properties are undeveloped, so the opportunity exists to plan utility service alignment as land develops. The Ware Road trunk is relatively shallow. Depending on grade elevations for new development, a lift station may be needed. Preferred Option: ....................... to be determined along with water service, likely will use the same alignment and easements DRAFT December 8, 2005 Hodgson/CR J Master Plan page 18 • • • Concept Plans The study produced several concept plans. These concept plans were intended to provide a basis for discussion as the study progressed. An initial plan was presented to a neighborhood meeting on March 22, 2005. This plan intended to accomplish the following: • preservation of natural resource areas • allow for phased development and utilities (connect to utilities in Ware Road) • good access and circulation • provide access for new development • provide for stormwater treatment and management • conservation development: create significant public values beyond those achievable under conventional development, including: • preserving natural habitat • creating more open space for natural habitat, neighborhood recreation and trails • design quality, well - landscaped neighborhoods The March concept plan also attempted to address gateway design issues. This included keeping the corner buildings close to the street comers and other elements to create a human scale environment, friendly to pedestrians and bicyclists. A major trail along Hodgson is an important part of the City's Parks and Trails Plan. Residential development in the area should have easy walking and biking access to this transportation trail and to new businesses as well. By its very nature, a concept plan is inexact, a collection of ideas. The concept plan is not intended to eliminate existing businesses. Rather, it is intended to generate discussion by showing a general land use design with some specifics, such as road alignments and access points. The design of individual parcels will be up to the land owners. However, because infrastructure design is the driving force of the study, individual parcel design must take into account the infrastructure needs for the larger study area. The March concept plan generated a very informative discussions and helpful input from landowners and residents. Several business owners didn't see their businesses pictured on the concept plan and worried that the City was trying to drive them out. They stated they intended to remain on their site, even expand their existing businesses. This misunderstanding enforced the need for further communication and led to several conversations and letters clarifying the goals of the study. The March concept plan is shown below. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 19 • • March 2005 CONCEPT PLAN J It Lr1NL)FL)RM COJNTY ROAD J REDEVELOPMENT MASTER PLAN CITY ar Lwo Lt is MaecH 22, 2005 DRAFT December 8, 2005 Hodgson/CR J Master Plan page 20 • • • The discussions also led to a second set of concept plans. In fact, the second round resulted in two concepts in June 2005. Knowing that some of the existing businesses planned to remain led to realigning the new roads to follow existing property lines. This provides for new road and utility corridors without breaking up existing properties. It avoids breaking up both the garden center and auto sales lot, each of which includes several contiguous tax parcels. Expansion is possible, and the new road and utility corridors provide access to utilities and to Hodgson and CR J. Concepts A and B differ in the specific alignments of the internal roads. The alignments result in different approaches to designing the land at the northwest corner of CR J and Ware Road. The actual layout of that site has yet to be determined by the developer there. However, both Concepts A and B provide a corridor to Ware Road for utilities, through the development site. It would preferable to align the new road access to CR J with the existing Kent Street in Shoreview, as in Concept B. However, aligning it with the property boundary is acceptable, even though it creates an offset. The likelihood of a median in CR J makes a full access there somewhat questionable. Though both concepts show a full access, this has yet to be determined. The June concept plans led to further, more detailed planning and discussions with land owners. On the west side of Hodgson, one developer is assembling a plan to redevelop the sites with existing buildings and develop the 17 acres to the north. This would include new retail as well as a senior housing campus. The land owner at the northwest corner of Ware Road and CR J is pursuing a townhome development. If utilities for the study area connect to Ware Road, this townhome development would include a corridor for the water and sanitary sewer. The June concept plans also formed the basis of discussions with the Anoka County Highway Dept., Ramsey County Public Works., the City of Shoreview City Engineer, and Lino Lakes staff. All agreed that the Hodgson/CR J intersection needs improvement, and a collaborative solution is needed. Anoka County Hwy. is putting together a plan for the intersection. Lino Lakes is preparing a traffic study. Ramsey County contributed data for the study. All jurisdictions will need to examine funding possibilities and cooperative planning. DRAFT December 8, 2005 Hodgson/CR J Master Plan page 21 • • • June 2005: CONCEPT A LANDFORM l� L.o.,d • gamuts wohrjne —▪ ...mow b l Lino Lakes County Road J Masterplanning Study 0 100 200 404 Feet June 13, 2005 LN04004 DRAFT December 8, 2005 Hodgson/CR J Master Plan page 22 • • June 2005: CONCEPT B LANDFORM Legend s — �� qv tilm • _..,_,. ..e./J.. Lino Lakes County Road J Masterplanning Study o 100 zoo 4oFeet June 13, 2005 LN04004 DRAFT December 8, 2005 Hodgson/CR J Master Nan page 23 • • FINAL MASTER PLAN TO BE DETERMINED DRAFT December 8, 2005 Hodgson/CR J Master Plan page 24