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HomeMy WebLinkAbout11/08/2006 P&Z PacketCITY OF LINO LAKES • PLANNING & ZONING BOARD MEETING • • Wednesday, November 8, 2006 6:30 p.m. Police Department Classroom (Scheduled to be televised on Ch. 16) Please be courteous and turn off all electronic devices during the meeting. AGENDA I. CALL TO ORDER AND ROLL CALL II. APPROVAL OF AGENDA III. APPROVAL OF MINUTES: October 11, 2006 IV. OPEN MIKE V. ACTION ITEMS A. PUBLIC HEARING for a Preliminary Plat and Variances for front setback and upland lot area for Fran's Estate, located on the south side of Birch Street approximately 100 feet east of Totem Trail — Paul Bengtson B. PUBLIC HEARING for a Comprehensive Plan Amendment to change the proposed land use from Public /Semi - Public to Low Density Sewered Residential for properties owned by St. Paul Regional Water Services abutting Peltier and Centerville Lakes — Paul Bengtson C. 49/J Draft Master Plan Approval to Proceed with Public Review Process - Jeff Smyser VI. DISCUSSION ITEMS A. Expiring Board Appointments VII. ADJOURN Meeting guidelines on reverse side. City of Lino Lakes Planning & Zoning Board MEETING GUIDELINES Open Mike — The purpose of a Board Meeting is to accomplish the business of the city. When presenting at a meeting please remember to be respectful, and follow these guidelines: • Please address the meeting chair. • State your name and address for the record. • Please observe a 4- minute limit. • The topic must relate to city business. • Open Mike is for items not on the agenda. • A spokesperson must represent a group of five or more — groups will have 8 minutes. • The Presiding Officer may limit duplicative presentations. • Remember, the meeting is to discuss city business only. Public Hearing - Held as a separate item of business on the agenda. The public hearing segment is your opportunity to tell the Board how you feel about issues scheduled to be heard. Typically, a hearing follows these steps: • The Presiding Officer (Chair or Vice - Chair) will announce the proposal to be reviewed and ask for the staff report. The presiding Officer shall maintain strict order and etiquette at all meetings. • Staff will present their report on the proposal. • Board members will then ask City Staff questions about the proposal. • The Presiding Officer will then open up the public hearing for anyone present who wishes to comment on the proposal. This is the time for the public to make comments or ask questions about the proposal. Comments should be limited to four (4) minutes unless further time is granted by the Presiding Officer. All comments should be directed to the Board as a body and not to any individual Board Member or City Staff Member unless permission is granted by the Presiding Officer. No person shall be permitted to enter into any discussion, either directly or through a member of the Board without the permission of the Presiding Officer. • After everyone in the audience wishing to speak has given his/her comments, the Presiding Officer shall close the public hearing. • The Board will then discuss the proposal. No further public comments are allowed. • The Board will then make a recommendation(s) and/or a decision. When you are called upon for your comments, please step to the microphone at the podium and state your name and address for the record. Occasionally, the Board may continue a hearing to another meeting before taking action. Meeting Etiquette The Planning & Zoning Board must preserve order and decorum while the meeting is in session. A resident shall not, by conversation or otherwise, delay or interrupt the proceedings or the business of the Board, nor disturb any resident or Board Member while speaking or refuse to obey the orders of the Board. • • • CITY OF LINO LAKES PLANNING & ZONING BOARD MINUTES DATE TIME STARTED TIME ENDED MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT October 11, 2006 6:30 P.M. 8:59 P.M. Perry Laden, Robert Nelson, Brian Pogalz (Vice Chair), Rob Rafferty, Paul Tralle (Chair); Michael Root, Michael Ryden (arrived at 7:08 p.m.), none Paul Bengtson, Jeff Smyser & Jim Studenski I. CALL TO ORDER AND ROLL CALL: Chair Tralle called the Lino Lakes Planning and Zoning Board meeting to order at 6:30 p.m. on October 11, 006. II. APPROVAL OF AGENDA The agenda was approved as presented III. APPROVAL OF MINUTES: September 13, 2006 Mr. Nelson made a MOTION to approve the September 13, 2006 Minutes as presented. Motion was supported by Mr. Rafferty. Motion carried 5 - 0. IV. OPEN MIKE Chair Tralle declared Open Mike at 6:33 p.m. There was no one present for Open Mike. Mr. Pogalz made a MOTION to close Open Mike at 6:34 p.m. Motion was supported by Mr. Laden. Motion carried 5 - 0. V. ACTION ITEMS DRAFT MINUTES Planning & Zoning Board October 11, 2006 Page 2 A. CONTINUED PUBLIC HEARING for a Rezoning, MUSA Allocation, Variances and Preliminary Plat for Golden Acre Mr. Bengtson stated that this item was continued from the September 13, 2006 meeting. Mr. Bengtson presented the staff report and noted that the property is guided for low density sewered residential and was incorrectly stated in the staff report. Staff recommended approval of the request subject to ten recommended conditions as listed in the staff report, including an amendment to condition no. 9 to add "unless the city forester approves the substitution of a preservation - worthy tree that exists on the site." Mr. Pogalz asked if this area has storm sewer. Mr. Studenski replied that the storm sewer in this area is only in the streets and is minimal at that. He added that there is storm sewer in the Hailey Manor development to the east. He explained that the drainage flows to the east to the pond at Hailey Manor and then enters the storm system. Mr. Pogalz was concerned about the ongoing maintenance of rain gardens. Mr. Studenski stated that the amount of flow into this area will be minimal Mr. Tralle opened the Public Hearing at 6:33 p.m. Applicant, Tim Anderson, 547 Lois Ln., stated that there are numerous mature trees on his site and he would like to contact the city forester in regards to adequate tree preservation. City Staff agreed to put the applicant in contact with the City's Environmental Specialist Marty Asleson. Mr. Rafferty asked if the applicant is trying to maintain the majority of the trees. Mr. Anderson explained that a number of trees will have to go due to house pads, but he would like to arrange driveway locations to minimize loss of trees on the site. Mr. Pogalz made a motion to close the Public Hearing at 6:45 p.m. Motion was supported by Mr. Laden. Motion carried 5 - 0. Mr. Pogalz made a MOTION to recommend approval of the Rezone, MUSA Allocation, Variances and Preliminary Plat for Golden Acre with the following ten conditions: 1. All lots in the plat, including the existing home, must agree to connect to City utilities. The City will not approve the final plat without legally enforceable assurance that all properties will connect and existing onsite septic systems will be appropriately abandoned. 2. Existing wells shall be capped when required by Minnesota Dept. of Health requirements. 3. Issues discussed in the City Engineer review memo must be addressed to his satisfaction. 4. A development agreement between the city and the developer must be executed prior to the issuance of any building permits for the site. DRAFT MINUTES • Planning & Zoning Board October 11, 2006 Page 3 5. The north 30 feet shall be dedicated to the City on the final plat for right of way for Arlo Lane. 6. Park dedication must be paid in accordance with the city's fee schedule. 7. A permit from the Rice Creek Watershed District must be issued prior to final plat approval by the City. 8. Infiltration areas proposed on site should have the City native seed specification used. 9. A boulevard tree shall be provided for each lot frontage unless the city forester approves the substitution of a preservation -worthy tree that exists on the site. 10. A tree inventory and preservation plan must be submitted to the city prior to any construction on the site. Motion was supported by Mr. Rafferty. Motion carried 5 - 0. B. Final Plat for Junes Addition, 599 — 62nd Street Mr. Bengtson presented the staff report. Staff recommended approval with no conditions. Mr. Rafferty made a MOTION to recommend approval of the Final Plat for Junes Addition. Motion was supported by Mr. Nelson. Motion carried 5 - 0. C. Planned Unit Development Final Plan for Legacy Townhomes 2nd Addition, Legacy at Woods Edge Mr. Bengtson presented the staff report. Staff recommended approval with conditions as listed in the staff report. Mr. Rafferty made a MOTION to recommend approval of the Planned Unit Development Final Plan for Legacy Townhomes 2nd Addition subject to the following conditions: 1. The developer will enter into a development agreement with the city prior to the issuance of any building permits for the site. This agreement shall clearly require that the conditions of Resolution 06 -119 still apply to this site. 2. The vacation of drainage and utility easements on Outlot B of Village No. 3 must be approved and recorded prior to this final plat being recorded. Motion was supported by Mr. Laden. Motion carried 5 - 0. D. Variances for Road Frontage, Lot Area, Lot Width and Lot Depth, St. Paul Regional Water Services, Peltier and Centerville Lakes DRAFT MINUTES Planning & Zoning Board October 11, 2006 Page 4 Mr. Bengtson presented the staff report. Staff explained that the only decision before the board tonight is the request for variances, and that if the variances are approved then at a later time a request for a Comprehensive Plan Amendment would be brought forth for approval to allow for the proposed intent. Staff is recommending approval subject to the two conditions listed in the staff report. Mr. Tralle asked if this request was similar to an application that came before the board in the past. Mr. Bengtson replied that two applications of a similar nature were presented in the past for Anoka County Park land which involved a blanket variance such as this one. Mr. Laden asked if staff had considered placing a conservation easement over these properties since some areas are zoned Public Semi - Public. Mr. Bengtson stated that there would be easements over the lakeshore side of the properties which would prevent development from occurring beyond the Ordinary High Water Level as well as lakeshore setbacks, therefore a conservation easement was not necessary. Staff stated that individual property owners would maintain these areas. Mr. Laden had concerns about potential clearing and cutting of vegetation in the future. Mr. Bengtson said that staff could discuss options with the city's Environmental Specialist in regard to signage or a program to make landowners aware of the restrictions. Mr. Laden asked if the Environmental Board would review the Comprehensive Plan Amendment. Mr. Smyser replied that this type of application would not typically go to the Environmental Board. Mr. Smyser stressed that the properties involved are very narrow strips of land. He added that the city will maintain a flowage easement over the properties and that the city's shoreland overlay ordinance regulates to some degree. Most property owners have had previous access through these properties and this process would formalize their ownership. Applicant, Bill Tschida, St. Paul Regional Water Services, stated that 22 property owners came to a board meeting requesting ownership of these properties. (Hyden arrived at 7:08 p.m.) He said that currently the board grants use of the properties to the property owners, and that this request is completely driven and strictly voluntary by property owners. He explained that property owner will convey the land by quick claim deeds, and the board will retain flowage and drainage easements over the properties with a restriction that no structures can be built on them. He does not think there will be any further lakeshore to be addressed after this request. Mr. Pogalz asked if property owners have had use of this lakeshore property without paying taxes. Mr. Tschida said that property owners have been paying an annual fee to have docks and access to the lake. Mr. Tschida stated that he is unsure if this will cause property taxes to go up. He reiterated that this request is totally driven by the property owners. Mr. Laden asked how the St. Paul Regional Water Services originally acquired the land. Mr. Tschida stated that the governing body was given rights by state statute to acquire the land in order to maintain the water flow. He added that some property was acquired by condemnation while some was given to them. He stated that appraisals were done for the DRAFT MINUTES • Planning & Zoning Board October 11, 2006 Page 5 properties. Mr. Tschida added that one property owner in Centerville formerly purchased the property for $1.00. Mr. Laden asked what their purpose was for originally acquiring the land. Mr. Tschida explained that there is a pump in Centerville Lake as well as the dam and that owning the property would help them to manage the flow of the lake. Mr. Nelson made a MOTION to recommend approval of the Variances for Road Frontage, Lot Area, Lot Width, and Lot Depth, for properties along Peltier and Centerville Lakes as described in the staff report. Motion was supported by Mr. Rafferty. Motion carried 6 - 0. E. Preliminary Plat and Variances for Front Setback and Upland Area for Fran's Estate, Birch Street — discussion only Mr. Bengtson presented the staff report and noted that this item was being presented tonight for discussion only as staff was still in the process of reviewing recently submitted material and were not prepared to make a recommendation at this time. Staff noted that since preparing the staff report, the surveyor has agreed to work with staff's concerns. He said that the surveyor had submitted a revised Preliminary Plat that showed a shared driveway, an easement buffer and revised building pads. At this time, staff is asking the board for comments on the issues presented. Mr. Rafferty was concerned that if this variance request was granted, it could potentially set precedence for future applications. He added that this parcel is really one lot not two. Mr. Laden asked for clarification of what the intent is for the amount of upland square footage in the ordinance. Mr. Bengtson replied that the intent is to provide enough room for a buildable lot while allowing for setback requirements from the building pad. Mr. Nelson asked if the revised plan included a decreased setback. Mr. Bengtson replied that the new plans show a smaller building pad to allow for a greater setback area. Upon discussion, board members commented that the property is not large enough to allow for two houses with the limited amount of upland. Mr. Laden wondered if a duplex would fit within the density. Mr. Smyser stated that the Comprehensive Plan restricts R -2 to medium density. Board members commented that the large percentage variance request was excessive. Chuck Plowe, Plowe Engineering, 6776 Lake Dr., representing the applicant, stated that a lot of work and research was done on this project, including working with the Rice Creek Watershed District. Mr. Plowe agreed that the request is for a large variance amount, but that the back lot line was not an issue. He noted that at one time the city did anticipate two lots, as there are two sanitary sewer services in place. He explained that at one time these lots had suitable upland area, but a highway plat removed 10 feet from each lot. He DRAFT MINUTES Planning & Zoning Board October 11, 2006 Page 6 stated, therefore, that he is now left with a huge wetland in back and that the highway took away lot frontage area. Mr. Plowe pointed out that there is a home to the east which is 35 ft. from the edge of the roadway, while they are proposing a 30 foot setback. Mr. Root asked for details on the highway taking the land, wondering if the other homes existed at this time. It was confirmed that the other homes were existing. Mr. Root stated that the Board has to judge an application based on the current regulations, and not what has occurred previously. Mr. Nelson commented that it is an extenuating circumstance to look at surrounding homes and their setbacks, and that it warrants consideration to look at neighboring homes. Mr. Laden stated that this application has considerations, but he struggles with the front yard setback reduction. Fran Tourville, 6948 Lake Drive, informed the board that when the city put in sewer, they agreed to hook up sewer for two lots. Mr. Tourville stated that he had no idea at that time they would remove ten feet from the properties. He stated they would have fought the hookup if he had foreseen what was going to happen. He noted that he used to help out the city without charges because he lived here, and he is unhappy about the situation he is in now. Mr. Tralle stated that this is a unique situation that needs to be dealt with but with concern for setting precedence for others. Mr. Tourville stated that due to the depth of the lots, each lot would be almost one acre. Mr. Bengtson explained that the neighboring home may have to be purchased by the County if the road widens in the future, and that allowing these variances now could create a problem in the future. Mr. Laden addressed the building pads and asked what the dimensions were. Mr. Bengtson noted the proposed dimensions for each pad. Mr. Laden asked if the applicant would allow for a smaller building pad in order to increase the setback. Mr. Plowe stated it is possible. Mr. Rafferty commented that a unique building situation could make the difference between one and two lots. Mr. Bengtson stated that staff would consider the comments of the board and would bring the application before the board at the November meeting as a Public Hearing. DRAFT MINUTES • • • Planning & Zoning Board October 11, 2006 Page 7 • Mr. Pogalz asked if there are any areas nearby left for development that would affect drainage. Staff replied no, adding that the city has no plans for this wetland area. F. Amendment to the Planned Unit Development Final Plan for Lakewood Apartments to Alter the Approved Elevations, Legacy at Woods Edge Mr. Bengtson presented the staff report. Mr. Bengtson stated that the applicant may be prepared to state some revisions this evening to the concerns listed in the staff report. Mr. Rafferty stated that he would like to see a visual of what was previously approved to compare to the changes that are bring presented today. The board took a 10 minute recess at 7:59 in order for staff to make copies of previous submitted renditions for the board's review. The Board reconvened at 8:09 p.m. Mr. Bengtson distributed the previously approved plans to the Board members. Mr. Bengtson described the changes being proposed with tonight's amendment request. Mr. Laden asked if the design standards require balconies. Mr. Bengtson stated that these are requirements in the residential areas, but are not required in the commercial or mixed use areas. • Shawn Knoth, Hartford Group, applicant was present for questions. • Mr. Tralle asked if a proposed window treatment was added. Mr. Knoth replied they were the same as in previous plans. Mr. Laden asked what the reason is for removing the balconies. Frank Janes, Hartford Group, explained that the balconettes were 1.6 inch unusable balconies. He added that they were told that they were better off not having them as they were not a full balcony. MHFA (Minnesota Housing Finance Agency) advised removing them. Mr. Laden asked what the issues were. Mr. Janes responded that there were concerns about what people would use the balconies for, and that they could potentially be used for storage. Mr. Knoth stated that he has worked hard to maintain the integrity of the building. Mr. Pogalz asked if something could be added, such as additional brick, to compensate for the money that would be saved from removing the balconies. Mr. Knoth stated that they did enhance the corner element. He expressed that they are trying to create the best looking building they can provide while trying to work with the obstacles they have come up against. Mr. Knoth explained that the perceived value of the balconies has changed from what was considered a value to what is now considered a detriment. Mr. Rafferty asked about the removal of the 2" reveals. Shawn stated that the 2" recess was thought to be achievable with the original plan, but added that the reveal has been a very difficult task to achieve. He noted that improper installation could result in water DRAFT MINUTES Planning & Zoning Board October 11, 2006 Page 8 infiltration problems such as mold and decay, caused by weather. He said that he previously had not been able to find a contractor that was willing to warranty a window that would be installed as requested. Upon further discussion, Mr. Janes explained that they found a window that day that would work and they are eliminating this request for consideration. Mr. Janes stated that they did find someone that would offer a warranty for this type of installation and that with the outside trim, they would meet the requirements of the guidelines. Mr. Rafferty asked what areas are Hardie - board. Mr. Knoth responded that the entire building is Hardie -board panel, smooth with a texturized paint to give a stucco appearance. Mr. Laden asked if this is more economical than EIFS. Mr. Knoth replied yes, but that the bigger issue is mold. Mr. Nelson wondered if there were any reservations because there was only one option for the newly found window. Mr. Knoth reiterated that this installation is an unconventional way to approach this, but that the contractor would warranty the work. Mr. Nelson asked how the new rendering has improved from the old. Mr. Knoth replied that there is a more pronounced presence to the corner, which now wraps around, and additional color has enhanced the building. Mr. Nelson asked if Mr. Knoth considers removing the balconettes an improvement. Mr. Knoth replied that he is indifferent to the balconettes, and does not consider their removal to be a detriment. Mr. Rafferty commented about the parapet heights and asked if the winged appearance would be improved by raising the lower parapet elements. Mr. Knoth stated that the direction from staff was to make this corner a key visual element. Mr. Tralle was happy to see the balconies were removed. He liked the windows where the balconies were. He considered the changes to be a big improvement. He liked the corner, the strong front and the colors. He liked what they came up with. Mr. Laden commented that it is a very handsome building with or without the balconies and the corner is strong enough the way it is. Mr. Laden asked staff if the window reveal is asked for often. Mr. Bengtson stated it is a requirement in the design standards, but because this particular building is proposed to use Hardie - board, it created a difficulty. Therefore, there is no need to change the guidelines. Mr. Laden made a MOTION to recommend approval of the Amendment to the Planned Unit Development Final Plan for Lakewood Apartments to Alter the Approved Elevations. DRAFT MINUTES • • • • • Planning & Zoning Board October 11, 2006 Page 9 Motion was supported by Mr. Rafferty. Motion carried 6 - 0. VI. DISCUSSION ITEMS A. Spotlight on 2030 Update Mr. Smyser gave the board an update on the status of the city's visioning process. He stated that approximately 200 invitations were sent to randomly selected residents inviting them to join the visioning committee. He noted that the residents were selected at random via computer by the same firm that conducted the city survey. He stated that there was some response and an initial meeting took place on September 30, and due to small attendance at that meeting, a makeup meeting was held. He stated that a community business forum took place yesterday, and that last night and tomorrow night were community forums. He explained that residents were invited at the community forums to volunteer to serve on subcommittees. City board members will not be allowed to serve on visioning subcommittees. He noted that the groups will meet in November and December, and that they hope to have a draft of the community visioning plan by December 10 to bring to the City Council for review. Mr. Smyser said that they hope to have the City Council officially receive a plan in early January. He stated that the P &Z Board will be the lead group for the subsequent comprehensive plan update process. He noted that information and updates are posted on the city website. He stated that a comment line has been set up at 651- 982 -2485, and that the forum tomorrow night is open to anyone in the community. Mr. Hyden questioned how many responses were received out of the 200 sent. Mr. Smyser replied that they received about 20 or 30 responses. Mr. Hyden wondered if the majority of the respondents were from a particular area. Board members agreed that they hope responses are coming from a varied area. B. Robinson Sod Farms Mr. Smyser stated that staff has had some discussion to develop approximately 600 acres of land on the northwest side of city. He said that the prospective developer discussed the proposed development at a recent work session. He explained that no specific plans were proposed, but a general discussion was held. He stated that the City Council was generally favorable to a large scale approach to development in this area. He added that the approach is to incorporate planning of that area into the Comprehensive Plan update. Mr. Smyser said it would be possible to do an AUAR for this part of the city, which could be the best approach to planning the northwest part of the city. He noted that an AUAR could be very useful for the Comprehensive Plan update. He reiterated that no application had been submitted. Mr. Laden asked if an AUAR would precede the Comprehensive Plan update. Mr. Smyser replied that an AUAR would be used to help inform staff, and that the AUAR process could follow a parallel track with the Comprehensive Plan, although the Comp Plan would cover the entire city. The AUAR would be completed before the Comp Plan is completed. Staff added that they will be working closely with the Rice Creek DRAFT MINUTES Planning & Zoning Board October 11, 2006 Page 10 Watershed District, who will be doing a resource plan for the entire city which should help inform the city as part of the process. Mr. Tralle asked on which side of Main Street the proposed development would be located. Mr. Smyser replied that property is to both the north and south of Main Street. Mr. Smyser stated that the AUAR boundary lines need to be determined. VII. ADJOURNMENT Mr. Rafferty made a MOTION to adjourn the meeting at 8:59 p.m. Motion was supported by Mr. Hyden. Motion carried 6 -0. Respectfully submitted, Dawn Bugge Community Development Assistant DRAFT MINUTES • • • • AGENDA ITEM V.A. STAFF ORIGINATOR: Paul Bengtson MEETING DATE: November 8, 2006 TOPIC: PUBLIC HEARING: Fran's Estate Variances for Lot Area and Front Setback Preliminary Plat BACKGROUND Fran Tourville has requested approval of the Fran's Estate plat. This project involves the division of an existing undeveloped parcel into two buildable lots. To accommodate this development proposal the applicant has requested a Preliminary Plat; and Variances for Lot Area (9,728 and 10,634 square feet instead of 10,800 square feet), and the reduction of the front setback from 40 feet to 25 feet. •Staff brought this item forward for discussion at the October 11, 2006 regular meeting. Since that packet was distributed the applicant submitted revised plans that show a shared driveway and an increased setback. ANALYSIS The following is a summary of the proposal: Site Area 1.89 acres Total Lots 2 Density 1.06 units per acre 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 Site Residential Low Density Sewered Residential R -1 North Right of Way N/A N/A South Shenandoah Park Public / Semi - Public PSP East Residential Low Density Sewered Residential R -1 West Residential Low Density Sewered Residential R -1 Growth Management, MUSA Reserve: This property is already currently within the MUSA boundary. II/Growth Management, Units/Year: The table attached to this report shows the status of the staging plans for final platting new residential units. The new unit created by Fran's Estate would fit within the policy of 147 per year and so could be final platted in 2006. Preliminary Plat Lots: The lots meet requirements for lot depth, lot width, and road frontage, but fall short of the 10,800 square feet of upland required for R -1 lots. Lot 1 is 166 square feet under the requirement and Lot 2 is 1,072 square feet under the requirement. This would result in a deviation of approximately 2% and 10% respectively. During staffs review of the application it was difficult to establish findings (as required by state law) to support such a reduction. • State law requires the following finings to be made in order to grant the approval of a variance. Staff has completed the findings in regards to the upland lot area reduction based on the revised submittal: FINDINGS In considering all requests for Variance or appeal and in taking subsequent action, the City shall make a finding of fact: a. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. This parcel could easily be developed with one single family dwelling at this time. b. That the plight of the landowners is due to physical circumstances unique to his property not created by the landowner. The plight in this instance is the lack of enough upland to create two buildable lots, therefore the landowner is creating this situation by trying to divide a lot and create two lots that do not meet the minimum requirements of the zoning ordinance. c. That the hardship is not due to economic considerations alone if reasonable use for the property exists under the terms of the ordinance. This property could have a reasonable use of a building site for one single family dwelling. d. 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. This variance could easily set a precedent for future applicants to request reductions in upland area requirements. e. That the proposed actions will be in keeping with the spirit and intent of the ordinance. The spirit and intent of the ordinance would clearly be violated by allowing a lot to be created with less buildable area than is required. ,Setbacks: The applicant is proposing to deviate from the 40 foot front setback required for principal buildings in the R -1 zone along collector or arterial roadways. Birch Street is a County State Aid Highway and therefore qualifies as an arterial roadway. They are now proposing 30 foot front setbacks for both of the new dwellings. Section 3 of the zoning ordinance allows the following: • Front Setbacks. Where principal buildings on adjoining Tots existed at the time of adoption of this Ordinance have a lesser setback from that required, the required front yard setback of a new structure shall not be less than the average front yard of the adjacent buildings on each side lot for four hundred (400) feet and in no case shall be less than twenty (20) feet. The submitted plat depicts the setbacks for the adjacent properties at 13.1 feet (to the existing right of way line) and 28.1 feet. Staff s interpretation of this ordinance is that because these setbacks are side /corner setbacks rather than front yard setbacks; that this provision would not apply to these lots. The proposed reduction of 25% would result in single family dwellings being built a mere 30 feet from the property line. While at the current width, this would mean a separation from Birch Street of over 55 feet; when/if Anoka County expands Birch Street the separation would be reduced to as little as 40 feet, and the road could be developed as a four lane divided highway. Furthermore, this would require the realignment of the city trail provided within the right of way to be placed right on the property line a mere 30 feet from the dwelling. To allow the additional five feet of setback the applicant has reduced the building pads. The pad for Lot 1 is now 65 feet wide and 50 feet deep. The pad for Lot 2 is now 65 feet wide and 44 feet deep. These pads still seem mildly excessive for single family dwellings, in particular on lots that do not meet upland area requirements. Again, with the setback variance the state mandated findings must be made. Staff finds the following in regards to the setback variance request: • • FINDINGS In considering all requests for Variance or appeal and in taking subsequent action, the City shall make a finding of fact: a. That the property in question cannot be put to a reasonable use if used under conditions allowed by the official controls. While it would limit the type of construction allowed on the site, this parcel could be developed with one single family dwelling at this time that would meet the 40 foot setback. b. That the plight of the landowners is due to physical circumstances unique to his property not created by the landowner. While the impact of the wetland on the lot depth causes part of the need for reduced setbacks, the larger cause is the desire to divide the lot into two lots. This parcel could be developed with one single family dwelling at this time that would meet the 40 foot setback. c. That the hardship is not due to economic considerations alone if reasonable use for the property exists under the terms of the ordinance. This property would be able to be developed with one single family dwelling that would meet the 40 foot required setback. d. 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. This variance could easily set a precedent for future applicants to request reductions in setbacks when lot depths are impacted by wetlands and when upland lot areas are minimized. • e. That the proposed actions will be in keeping with the spirit and intent of the ordinance. The spirit and intent of the ordinance would clearly be violated by allowing reduced setbacks along a major arterial roadway. Streets: Birch Street is an existing road and no additional roads are being proposed. The existing road system can accommodate the traffic generated by the new homes, and the right of way is already dedicated to the required width of 60 feet from center line. Birch Street is a County State Aid Highway and acts as a major east to west arterial for the entire city. As such, the number of accesses for private drives and city streets should be minimized. In this case the proposal would require adding two driveway accesses. The subdivision ordinance requires that the following alternatives be addressed (in order) to limit accesses on arterial roadways: New commercial, industrial, and multiple family lots fronting on an arterial or major collector street shall be designed to minimize the number of direct access points through the following methods listed in preferential order. If the highest preference is not possible, the next preference shall be utilized until an access method is possible. a. Access from a local street. b. Frontage road serving multiple properties. c. Frontage driveway or connected parking lot with cross easements serving multiple properties. d. Shared driveways. e. One driveway access, no closer than two hundred (200) feet to another driveway and that meets the City's minimum spacing standards from a street intersection. All driveways shall be reviewed for consistency with the access management guidelines of the Lino Lakes Transportation Plan. Revised plans have indicated a consolidated drive for the two proposed lots. A joint access easement and maintenance agreement will need to be submitted with the final plat. Landscaping: When abutting an arterial, residential developments are required to provide a `buffer yard'. The zoning ordinance has very specific standards for buffer yards. The applicant will need to submit a landscaping plan that clearly meets these requirements. Park Dedication: The current subdivision ordinance includes park dedication in the amount of $2075 per residential unit, less any land dedication. There is no land dedication needed, as Shenandoah Park is nearby. The park dedication will be $2,075 x 2 new home lots = $6,225. Utilities: Sanitary sewer and water is already in place in Birch Street. Both of the proposed lots must connect to utilities. Onsite septic systems must be abandoned according to law. In addition, any existing wells likely will have to be capped because of proximity to new sanitary sewer lines. The property to the east is connected to the sewer line near the northeast corner of the subject site. The utility plan needs to be revised to indicate the location of this connection to verify that it lies within drainage and utility easements and that it will not conflict with the infiltration area indicated on the submitted plans. These and other issues discussed in the •City Engineer review memo must be addressed to his satisfaction. Additionally, it was brought up at the previous meeting that the city did install two service points when the pipe was placed in Birch Street. The city installs these services based on the width of the property and to allow for the maximum flexibility in the future development of a vacant parcel. The property was not assessed for that installation project, so the applicant has not paid for the services nor was the installation of two services a mierpromise to allow two lots in the future. Grading & Drainage: The grading and drainage plans have been reviewed by the City Engineer and his comments will need to be addressed to his satisfaction prior to the site being developed. Specifically the engineer requested additional drainage information from the applicant to confirm that the drainage calculations where accurate. This information was received by the engineering department, but a review of that information could not be completed prior to this packet being distributed. Therefore that is an outstanding issue that prevents the city engineer from giving a recommendation at this time. The plan is also subject to review and approval from the Rice Creek Watershed District. Staff has received a copy of the CAPROC (Conditional Approval Pending Receipt Of Changes) from RCWD ENVIRONMENTAL BOARD The Environmental Board's did not review this application due to its relatively small scope. RECOMMENDATION Staff is recommending denial to the request for variances and preliminary plat based on the finding of fact included in the body of the staff report. If the project is approved based on a different finding of fact by the Planning and Zoning Board or City Council, staff would recommend the following conditions of approval: 01. Existing onsite septic systems will be appropriately abandoned. 2. Existing wells shall be capped when required by Minnesota Dept. of Health requirements. 3. Issues discussed in the City Engineer review memo must be addressed to his satisfaction. 4. A development agreement between the city and the developer must be executed prior to the issuance of any building permits for the site. 5. Park dedication must be paid in accordance with the city's fee schedule. 6. A permit from the Rice Creek Watershed District must be issued prior to final plat approval by the City. 7. Infiltration areas proposed on site should have the City native seed specification used. 8. A boulevard tree shall be provided for each lot frontage. 9. A 10 foot drainage and utility easement must be provided to buffer all delineated wetlands. 10. A landscaping plan clearly depicting conformance with the buffer yard standards in Section 3.Q.5 must be submitted. 11. A joint access easement agreement and maintenance agreements must be submitted with the final plat. • This review is based on the following plans and information: City Engineer Comments November 3 , 2006 Preliminary Plat submitted October 7, 2006 Certificate of Survey submitted September 11, 2006 Resource Inventory Survey submitted September 11, 2006 Preliminary Grading, Drainage, Erosion Control, and Utility Plan submitted October 7, 2006 • • • LOTS /UNITS as of July 24. 2006 Development Name approved prelim. plats Prelim Plat Phasing plans by year (lots /units to be final platted) 1 2003 -09 total max. 1029 year end 2002 2003 2004 2005 2006 2007 2008 2009 Stoneybrook 103 51 0 2nd Addn 0 52 52 Century Farms North 249 56 65 52 43 33 249 Keefe: prel plat, not final plat 1 1 1 Morton (minor subdiv) 0 1 0 1 Ravens Hollow 56 0 56 56 Haley Manor (10 new lots) 10 10 0 10 Crystal Cove 3 3 0 3 Millers Crossroads 152 22 47 51 32 152 Lakeview Estates (2 new) 2 2 2 Snell (minor subdivision) 0 1 1 Pheasant Hills Pres. 13th 1 1 1 Justin's Preserve 1 1 1 Marshan Estates 4 4 4 Rice Creek Church duplex 2 2 2 Rice Church: Oakwood View 10 10 10 Junes Addn 2 2 2 Highland Meadows East 2nd 18 18 18 Marshan Townhomes 2nd 23 23 Pheasant Hills 12th island 8 8 8 West Shadow Ponds 2nd Add 1 1 1 Vaughan Addition 5 5 5 Angie's Acres (1 new) 1 1 1 Marshan Lakeview (2 new) 2 2 2 Marshan Meadows 20 20 20 Pine Glen 72 40 32 72 Cavegn (1 new lot) 1 1 1 Golden Acre (3 new lots) 3 3 3 Fran's Estate (1 new lot) 1 1 total 51 148 176 171 142 65 702 remaining of annual 147 remaining of 1029 for pre -2010 -1 -29 -24 5 82 147 147 327 • Memorandum DATE: November 2, 2006 TO: Paul Bengston FROM: James E. Studenski, City Engineer RE: Fran's Estate D Attached is a TKDA grading review dated November 1, 2006, of the submitted documents for the Fran's Estate 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 40 ENGINEERS - ARCHITECTS • PLANNERS MEMORANDUM 444 Cedar Street. Suite 1500 Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292-0083 Fax www.tkda.com To: James E. Studenski, P.E. Reference: Fran's Estate Copies To: Site Review City of Lino Lakes, Minnesota Proj. No.: 13604.005 From: Thomas D. Prew, P.E. Routing: Date: November 1, 2006 The following review is based on these submittals: 1. Preliminary Grading, Drainage, Erosion Control, and Utility Plan submitted by Plowe Engineering, Inc., dated October 11, 2006. 2. Preliminary Plat submitted by E.G. Rud & Sons, Inc., received by the City of Lino Lakes October 11, 2006. Utility Comments: 1. City standard utility details must be included within the plan set. 2. Provide detail of 36" x 30" CMP Reducer for proposed storm sewer. Plat Comments: 1. A drainage and utility easement must be extended to cover 10' beyond the 36" CMP along the west Plat Line. Miscellaneous Comments: 1. Anoka County permit must be provided for work within Birch Street Right -of -Way. 2. Grading slopes shall not exceed a maintainable 3:1 limit. 3. Notes must include bituminous trail to be restored to existing or better section, as approved by City Engineer. 4. Rock construction entrance must extend to Birch Street. 5. Provide accurate building dimensions and/or house type to accommodate wetland buffer location. 6. See attached TKDA Review dated November 1, 2006, for drainage comments. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity TKDA faENGINEERS • ARCHITECTS • PLANNERS MEMORANDUM • To: Thomas D. Prew, P.E. Copies To: James E. Studenski, P.E. From: Connie J. Taillon, P.E. Date: November 1, 2006 The following review is based on this submittal: 1. 444 Cedar Street, Suite 1500 Saint Paul, MN 55101 -2140 (651) 292-4400 (651) 292 -0083 Fax www.tkda.com Reference: Fran's Estate Drainage Review City of Lino Lakes, Minnesota 13604.005 Proj. No.: Routing: Preliminary Grading, Drainage, Erosion Control, and Utility Plan submitted by Plowe Engineering, Inc., dated October 11, 2006. New comments are in bold and identify items that need to be addressed. Drainage Review Comments: 1. Submit infiltration basin sizing calculations for review. 11/01/06 Submit infiltration basin sizing calculations for review. 2. Submit a Geotechnical Report for review. The low floor elevations are required to be a minimum of 4 feet above the seasonally high ground water table. 11/01/06 Submit a Geotechnical Report for review. 3. Include a note on the Grading Plan indicating that streets shall be kept free from sediment carried by construction traffic. 11/01/06 This item has been addressed. 4. Indicate the 10 foot wide wetland buffer, located from the wetland delineation to the proposed lawn areas, on the Grading Plan. Any grading in the buffer area shall be restored with native wetland vegetation. 11/01/06 Indicate the type and location of vegetation and/or seed mixtures used for permanent stabilization of disturbed buffer areas on the Plan. 5. Label the high water elevation of the on -site wetland on the Grading Plan. 11/01/06 This item has been addressed. 6. Rice Creek Watershed District will need to give approval prior to the City issuing final approval. Submit a copy of the RCWD permit for the City's records. An Employee Owned Company Promoting Affirmative Action and Equal Opportunity Memo Page 2 November 1, 2006 Fran's Estate • 7. Permit approval from the County may be required for this project. Submit a copy of the permit for the City's records. Additional comments (11/01/06) 8. Submit updated hydrologic calculations for the proposed 36 inch culvert extension. • • • PR�LIMIN�4RY PLAT OF: FRAN'S ESTATE FOR FRAN TOURVILLE 6948 LAKE DRIVE LINO LAKES, MN 55014 PH# (651)- 786 -1884 EXISTING PROPERTY DESCRIPTION: Lot 1, Block 1, SHENANDOAH, Anoka County, Minnesota, EXCEPT that part lying within PARCEL 18 of ANOKA COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 11. Total Total Total Total LEGEND: • Denotes 1/2 inch by 18 inch Iron Pipe to be Set and Marked by R.L.S. number 25344 • Denotes Iron Found x1011.2 Denotes Existing Elevation ▪ Denotes Direction of Drainage • Denotes Soil Boring ® Denotes Cab /e Box ® Denotes Misc. Manhole Denotes Power Pole Denotes Overhead Power/ine ® Denotes Sanitary Manhole ED Denotes Fiberoptic O Denotes Fence Post - Denotes Existing Contour »—t Denotes 30 inch CMP —x— Denotes Fence line — - Denotes Setback Line Denotes Wet /and located by Earth Science Inc. Denotes Edge of Wetland by Earth Science Inc. Denotes Existing Bituminous Rood, Access, and Denotes Proposed Driveway Location Denotes Proposed Infiltration Areas ::J AREAS: Boundary Area = 82,1431 (1.891 Acres) Excluding R/W Upland = 20,3621 (0.48* Acres) Wetland = 61,781* (1.421 Acres) Right of Way = 1,9501 (0.04* Acres) ens 1 ¶ 15 zred Curb dies b t — — -> , �� 41N e sesntw,c41' ef010. *:ASMOk C� 're, X11 60, oR. f 71 5th 7'N .tf7 0446 CO .52M0 ` C'S' 100, 0' a 4to^ L` » 087 ZONING: - Property Is Zoned R -1 - No Rezoning Proposed GLIDING: - Property guiding Low Density Single Family. S _ i Southerly R/W n _. ,°d, of Birk 'Sues 20 Foot`: Dining*. cod - „g[t� // 2“ Utsit} Eaaenrent Proposdd 80 Li. of 36- , OAP at 0.255 xA.64i - - -T-- ;:, e / Propl,s.d hwirt__ 884.75 EHO- use Existing EXST. ZONE R -1 MUSA: - Property falls within the MUSA. - No MUSA amendment proposed SETBACKS: - Front = 40 ft. - Proposed Front = 30 ft. - Side = 10 ft. - Rear= 30 ft. - Wetland = 10 ft. Troi/ - Average Front = 20.6 ft. - House to East = 13.1 ft. to R/W line - House to West = 28.1 ft. to R/W line 10,65 * S0.`FT. ?qe UPLAtiD d11 j._SIde So?badl`. -II RO1" ;4 F' se sas .g.2r As 6 DEVELOPMENT DATA: - 2 Proposed Single Family Lots - Single Family Lots = 82,1431 SQ. FT. (1.891 ACRES) - Average Lot Size = 41,071.51 SQ. FT. (0.941 ACRES) - Density = 1.06 Lots / Acre NOTES: Ordinary High Water Level (OHWL) of wetland is 885.1 per Emmons and Olivier Resources, contact Greg Graske (651)- 770 - 8448.. Curb shots taken at the top and back of curb. Bearings shown are on an assumed datum. Contours are at 2 foot intervals. N.G. V.D. Vertical Datum Wetland located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 11- 30 -04. Wetland delineation completed by Earth Science Inc. (651)- 674 -6210 on 11- 23 -04. Topography Collected in Field by E.G. Rud & Sons between 06 -15 -04 to 12- 06 -04. Soil Borings located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 08- 30 -05. Soil Borings completed by Professional Engineering Consultants Inc. (651)490 -9266 on 08- 04 -05. Existing centerline street grades, building pods, proposed contours, and curb information refer to Pre - Grading- Utility plans prepared by Plowe Engineering (763) - 785 -1043. This survey was prepared without the benefit of titlework. Easements, appurtenances, and encumbrances may exist in addition to those shown hereon. This survey is subject to revision upon receipt of a current title insurance commitment or attomey's title opinion. E. G. NO a SONS, INC. lu1°' Professional Land Surveyors www.egrud.com 6776 Lake Drive NE, Suite 110 Lino Lakes, MN 55014 Tel (651) 361 -8200 Fax(651)361 -8701 MOWN EXST GRAPHIC SCALE b ,W soPt 6 sk1 • .?a •Pellneot�. Y ': 9 FENCE CDRI1ER' S ESWLO NOM line iof Lei 1, Mob* 1 SHENANDQAN i.' f EXST. L= st •,& P , ,' .. East, nne 01. -, _lot t Bloc \1, SHENAti 0AH',.. 1 ',471,.:•.`-% i __WS T. 'ONE F'-1 Fence 1 x l i N1 ' ` ecteast mot. sting R Exi Hoax Y 1 isActrogi sosIs lew Existing 0844 / Lk50.1 'EAST of LAT Exit House eM ct, •/ • ZONE R / e#2,: felt , ma ElOSTMG.- .- �'.'.'D1iCei e�yM .. 756'15.1#1:'.....1Z*. s89•7'z5 -E South One of ` -_Lot 1. Block 1, SHENANDOAH 9FR'" uo ( 1N FEET ) 1 inch = 40 tL 9 0, ec PARK RESERVEI .ss' yt1. . too, e a" 20 ste SE comer -_Lot 1, Block 1. SHENANOOAN. • 10110 within Creek 3 NE R-1 DRAW 81: NAA JOB N0 O435o1°P tDAIE 08 -11 -06 cYEOC 8Y.• .NR DWG „0 PRE -PLAT2 I SCANNED ❑ 10 -10-06 REVISIONS PER 01Y CONNENIS NM . 2 J Na DAIS OESaIP110N BY 11 al' coos elf VICINITY MAP: PARTS OF SEC. 29, TWP. 31, RN&.22 ANOKA OOLNTY. G. (NOT TO 0 C T TYPICAL DRAINAGE E UTLiTY EASEMENTS: 1 1 15 1 1 0 7 7"-3 6 5 L 0 Being 5 feet in width, unless otherwise indicated, and adjoining side lot lines, and 10 feet in width and adjoining street lines as shown on the plat. Drainage and Utility easement to be dedicated over all wet /and area. ,,,,,,,,,,, 4,NLle),Li f JOHN A. RENGO 26944 I - ,`V MN OQ 8U• BENCHMARK: TNH on Sioux Lone at the front of Lots 28 and 29, Block 1, Spirit Hills Development. Elevation = 898.80 (N. G. V.D. 1929) CERTIFICATION: 1 hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that 1 am a duly Registered Land Surveyor under the laws of the State of Minnesota. IIbH ENGO' Date: /0/ /0 /04' License No. 25344 CTIICAT- OP �URV�Y OF: FRAN' S ESTATE • FOR: FRAN TOURVILLE 6998 LAKE DRIVE LINO LAKES MN PH# (651)- 786 -1889 • • EXISTING PROPERTY DESCRIPTION' Lot 1, Block 1, SHENANDOAH, Anoka County, Minnesota, EXCEPT that part lying within PARCEL 18 of ANOKA COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 11. LEGEND: Denotes 1/2 inch by 18 inch Iron Pipe to • be Set and Marked by R.LS. number 25344 • Denotes Iron Found x1011.2 Denotes Existing Elevation �---' Denotes Direction of Drainage Denotes Soil Boring © Denotes Cab /e Box Denotes Misc. Manhole rn, Denotes Power Pole Denotes Overhead Powerline ® Denotes Sanitary Manhole ll Denotes f7beroptic O Denotes Fence Post Denotes Existing Contour »--4 Denotes 30 inch CMP -.- Denotes Fence line Denotes Wet /and located by Earth Science Inc. - - - - --- Denotes Edge of Wetland by Earth Science Inc. Denotes 100 Year Flood Area from FEMA Maps 100 Year Flood Boundary from FEMA M *= "r i ti Denotes Existing Bituminous Rood, Access, and - •• -••- Denotes sal N s9 - °7 opt 091 0 .43 01 e2F teea5�,ik7+ 0 ,r 09sr 06.23 t °97.54 76C I„„ sesta 4.1.`40°`°°. 9sn ° °111 4.,ce P� s, F&JNi . fE n 9°.92 0t,» 007.0'' O';Ses es e97 Boo f8 •rocs a OW E Who+ DR assn 699 ono °0.00 n 907i4S 1102•°7 E°' 1107•"3 VET 1p71 07%4 os ZONING: Property is Zoned R -1 GUIDING: Property guiding Low Density Single Family. MUSA: - Property falls within the MUSA. 194( coo aps. Trail NOTES: Ordinary High Water Level (OHWL) of wetland is 885.1 per Emmons and Olivier Resources, contact Greg Graske (651)- 770 - 8448.. Curb shots taken of the top and back of curb. Contours are at 2 foot intervals. N.G.V.D. Vertical Datum Wetland located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 11- 30 -04. Wetland delineation completed by Earth Science Inc. (651) -674 -6210 on 11- 23 -04. Topography Collected in Field by E.G. Rud & Sons between 06 -15 -04 to 12- 06 -04. Soil Borings located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 08- 30 -05. Soil Borings completed by Professional Engineering Consultants Inc. (651)490 -9266 on 08- 04 -05. Boundary area not shaded is the approximate location of Flood Zone C (area of minimal flooding) as determined by F.I.R.M. Map Panel 270015 0010 B dated May 17, 1982. Bearing's shown are on assumed datum. This survey was prepared without the benefit of titlework. Easements, appurtenances, and encumbrances may exist in addition to those shown hereon. This survey is subject to revision upon receipt of a current title insurance commitment or attorney's title opinion. Prepared Sy: E G RuiD 4 SONS, INC. cna ,surveyor` SISO LEXINGTON AVENUE NE. GIRGLE PINES, MN. SS014 -3625 Tel. 163 -18b -6666 Fax 163- 186 - 60491 wiumererucl.com NORTH 50 2e ....._.,. Southerly R/yl Tine_ �9G al of Birch:' Street N " Existing 4 House sylL Existing House g • • a Proposed 60 1. . of_� 36• ChIP atA.20G I 8.4nd3.6 es Shad T- Propbeed Invert_ B84.175 e94.97Fµ D . . AD �� sKENANOOAH ' a0�" °ASS :- 309'17'25"E - 95.00 d. �q •∎ ix 9r� Drolnage and-‘`-‘1 t ._'•`` ,C4,61y „Utility Eaeement4 pg 7'w. -� -' `: 5°t7 z 6° 0y },"sc 9°71" a m .19'k�. - xc_' � •t; ` egg. su,TOT week:- • r ''•896• -... " sp. '° , ` r efts co 1 .. �.`�N- RAF - -.. ?•R r ?.. r - .. -..:: g�sn w • ', ar ?Pp i i.:.':: a:'i rf� • � 89 .. e°e s7.Df, ...., ]E 4.. .007.0° ;�t�..T -..._- ...._.- • e B...±top: ,9„..& s . ' -�'9p'�.�. _- ... se'°A9 -. : .t„}is'�� DD��,,,y 'se0D.- SCOPE �i eey,_ _ - .•ee0- _� es7 .. '." tom••_- '1i:w98°�e•4= ,...,- --"' it.�.1 °b93r .t°' r.�.t: •! D��•.�� Fs• N t -N •.sy49s� 'QK iV.,.tl...7s aTI •._ ,13 097.07 • ,1,, 1 F. r .004.119 WErna c''f FEN4 CORNERrf�,,�,•e EAST irP9 Exist House . P ,033. »s l9th 7 9et'IVe'tfond'.'•'.' ‘ .. .'^• �4e.° �� -..- .:.xya'f.?A._,::.- ..�`._.:. Rs.'PSIM!eated•bY'�'.-. 1, Eust.iMe o €. Earth, Piiiiire.111e7- ".•. -Lot ip. Block' 1. ......... SHENANDOAH`-, itl • o0b p0 i-fs: ` - -tom t-, ,W prmpmate:.loeottorr of F -bad- -- -f ,E' ° nr= A• ae-determiner1MY:F:LR.44 : ---. -• . `_`:14ep' Panel:270D15.'l)010 :'B+.L.4 T.dtited.lilay,1Z. :�98Z -sti in_.+ -- '£b,_ ' • _ �:�;'; - %- -•`Iii 3 ring West line Hof Lot 1• Block 1._ 0s4,Dir' SHENANDQAH p°�o��I Existing House 23x6.;f Fc7oa Existing 011..7, ham- LIES 0.1 n EAST OF LOT ,Eltf 1pi m °,sE°' Existin House ',OP'° "t95.st w,re 1 Fen,,. • i Brr A, i EN'° s�TO°{�9 tst toe5 '`9u t?BioEO:. � 6 tgt .0 i....1._ ° Est n+ • swgcce rt Existing Pi House e• F9ENCEtWL aE POST" ' Fi: -6ASt- os GRAPHIC SCALE 40 AY: .p mss...7: :Y..:: >`-E INd...._:otR4 -' pAF. •- _- ,,°° : we • ' "17Yr.= RESOURCE NVMO SURVEY OF: FRAN' S ESTATE FOR: FRAN TOURVILLE 6948 LAKE DRIVE LINO LAKES MN PH# (651)- 786 -1884 • • EXISTING PROPERTY DESCRIPTION: Lot 1, Block 1, SHENANDOAH, Anoka County, Minnesota, EXCEPT that part lying within PARCEL 18 of ANOKA COUNTY HIGHWAY RIGHT OF WAY PLAT NO. 11. 0 LEGEND: Denotes 1/2 inch by 18 inch /ron Pipe to be Set and Marked by R.L.S. number 25344 • Denotes Iron Found x1011.2 Denotes Existing Elevation Denotes Direction of Drainage • Denotes Soil Boring © Denotes Cob /e Box ® Denotes Misc. Manhole Denotes Power Pole Denotes Overhead Power/ine ® Denotes Sanitary Manhole I l Denotes Fiberoptic O Denotes Fence Post Denotes Existing Contour — »--4 Denotes 30 inch CMP Denotes Wetland located by Earth Science Inc. - - - - -- Denotes Edge of Wet land by Earth Total Total Total Total AREAS: Boundary Area = 82,1431 (1.89± Acres) Upland = 20,362± (0.48± Acres) Wetland = 61,781± (1.42± Acres) Right of Way = 1,950± (0.04± Acres) Science /nc. F•.rr ;mow;. t,�L��;.;;�r�: Denotes Existing Bituminous Road, Access, and Denotes Soil Type from Soil Survey by USDA — — Sol/ Conservation Service. See Sand Soil Survey for description of soil types. Trail Excluding R/W NOTES; Ordinary High Water Level (OHWL) of wetland is 885.1 per Emmons and Olivier Resources, contact Greg Graske (651) -770- 8448.. Bearings shown are on on assumed datum. Contours are at 2 foot intervals. N.G. V.D. Vertical Datum Trees located and tagged by E.G. Rud & Sons Inc. (763)- 786 -5556 on 11- 18 -04. Wetland located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 11- 30 -04. Wetland delineation completed by Earth Science inc. (651)- 674 -6210 on 11- 23 -04. Topography Collected in Field by E.G. Rud & Sons between 06 -15 -04 to 12- 06 -04. Soil Borings located by E.G. Rud & Sons Inc. (763)- 786 -5556 on 08- 30 -05. Soil Borings completed by Professional Engineering Consultants Inc. (651)490 -9266 on 08- 04 -05. See Grading Plan and Certificate of Survey for Hydrologic characteristics. This survey was prepared without the benefit of titlework. Easements, appurtenances, and encumbrances may exist in addition to those shown hereon. This survey is subject to revision upon receipt of a current title insurance commitment or attorney's title opinion. Prepared Syr Cana Surveyors SNS, INC. SISO LEXINGTON AVENUE NE. Gi,ZGLE PINES, MN. 65014 -3625 TnL 163 -186 -6666 Fax 163 - 186 -6001 NORTH Existing House Southerly: k of Birch 8.441.6 hed _ €xistin ..,,..,.ANDOAH A RCS -38917'25'E e p, b'i 1111 o' 1• ,a •. • UNII �-7 [N 995.99 t9 ..—.• ,y(D !95.00 r7A- -; canine and _ yl Easement u • Coro ra • • CD Caro Ein House g West lino'•.of Lot 1, Block SHENANDOAH 12.3x8.1 Existing____ Shed Existn Hous m GRAPHIC SCALE . • • -.d14. ...••• `•• • age...... Eoeemeci • • East, line o4 -_Lot f';.. Block ••".. 1, SHENANDOAH.. r.4 oR,'a m 9. 1 389 °17'25 "Z is South line of ` -_Lot 1, Block 1, SHENANDOAH ISO ( IN FEET ) 1 inch 40 ft co co • CO • SE comer --Lot 1, Block 1. \ SHENANDOAH, foils within Creek co /r� Existing use House EWED S E P 1 1 2006 1 CITY OF LINO LAKES Ammon NAA Due. 12 -20-05 aavrm er. JAR av9xrs,Dar RESOURCE JOB ma: 04350PP soar 1 or 1 VICINITY MAP: PARTS OF SEC. 29, TWP. 3L RNG. 22 ANOKA COUNTY, MINNESOTA (NOT TO SCALD TREE DETAIL: �-- Denotes Elevation yofV- 7. Denotes Tree Size in Inches v� ' � `' N-- Denotes Tree Quantity Denotes Tree Type TREE TYPES: e MAPLE ® CEDAR ei POPLAR RED PINE ELM BENCHMARK: TNH on Sioux Lone of the front of Lots 28 and 29, Block 1, Spirit Hills Development. Elevation = 898.80 (N. G. V D. 1929) CERTIFICATION' hereby certify that this survey, plan r report was prepared by me or under my direct supervision and that 1 am a duly Registered Land Surveyor under the laws of the State of Minnesota. HN A. RENG Dote" leVeeA0 /0 License No. 25344 • • FRAN'S ESTATE PRELIMINARY GRADING, DRAINAGE, EROSION CONTROL & UTILITY PLAN City of-Lino Lakes, Minnesota ADDITIONAL NOTES FOR PONDING/INFILTRATION BASIN: 2) 3) 4) 5) FINAL GRADE INFILTRATION AREAS FOLLOWING STABIUZATICN OF UPSTREAM AREAS USE MNDOT SEED MIX 289 AND/OR 3013-WF FOR INFILTRATION AREAS. INSTALL SILT OR CONSTRUCTION FENCE AROUND PROPOSED INFILTRATION AREAS AFTER ROUGH GRADE. 740 MINING OF SANDY SOILS IN INFILTRATION AREAS USA A SAND /TOPSOIL MIXTURE FOR TOP DRESSING INSTEAD OF TOPSOIL IN INFRTRATION AREAS CONNECT TO EX 16- DIP WAf W/ 1. COPPER ) ,, r EX 18• DIP W EX MH 9 -4 RE 896.00 & 878.67 8' -12" PVC O IEE 878.3.3 CAPPED OUTSIDE DROP 8') 1e P / pry 1 1Vt1 3EF x 30* Reducer lose '1 I / I �- proposed 80/L.F. of 36' CMP et 0.25X :.3T 10 898 ms3s 4912 LOWEST FLOOR 892.60 1 698 •a _-W0 992.60 I -koa° \Ate" � f / /3 & a:° I II�, I / / GAR 900.00 10 4.` 10 I I leigtos Proposed 36' A ron Invert= .1I I , I I 1 I I I I I I -r e 1- __Edge of .eA^---* Wetland 10' *VIAND BUF▪ FER x 1- • 1 • \\ HWL 1890.30 1 1 0 Z 20 N o W O r. solo / sew 20 / \1 1 l ,010 1 \ LOT 1j AR A: f 4,093! Ser. \1 \FT. 1 .93 i ACRE'S 1 1 1 I' *APE // I \ � ! A II i/ 1 r-' 44111 rstM1 I 1 t 0 1 \ ( 1 1 x/21 I FNO N( il'j41 \\ i ' EV,04 Easemen / DONNED 804 AK MIAMI EIN AK IYIECRED BFI QNP. 3/34/01 7 /11/04 P/11/00 10/1//0/ 1.1" pee elewllm wed "000494 w14e ▪ 184014014 PROJECT NM 04890 I9ereby Oer4ify that this plan wee prepared by me or under no. deed supervision and Mot I are o duly licensed Professional En under IM /ORO of the Stott el Minnesota. es N InsosICN ecArrisoi. NOTH6 Pr ION *0 enm 0INITA0. we v.wleer tr Peroe 10 *901 GMSq xs<NL str slap O O M RI OC L CO sISN AoanoxN, 1/r rnrg{ppryLdm WILL a AMMO en1[ tow COMMIS ROMAN 199AR N0M 1 *NN11 SET 0099C 01708710 14 0 *n OF ntm OPA0N* (3) 190994 � TIE 1 0L a ACNMVIAIID g L TM SILT MIIMe 61Lt P NCI 3. OM1N Mt If REOMM00 0099 01041,04E SEE NOW A TYPICAL SECTION INFILTRATION AREA NOTE 1 SUBCUT INFILTRATION AREA 18 INCHES AND BACKFILL TO FINISHED GRADE WITH PLANTING MEDIUM. PLANTING MEDIUM SHALL CONSIST OF A WELL- BLENDED MIXTURE OF 405 SEMI- COURSE WASHED SAND OR NATIVE SAND. 305 MNDOT GRADE 2 COMPOST AND 3010 NATIVE TOPSOIL BY VOLUME. USE MNDOT SEED MIX 280 AND /OR 30B-SF FOR INFILTRATION AREA. 1) TEE INFORMATION 8101* ON 1990E CRAINN= 071000110110 7107E AND LOCATION OP TWINS MM IE IE NOT *AIMN41UD TO 9E ACCURATE Mt M. MODAVE. THE CONTRACTOR A RIWON0lt1 '07 MMO4O 1118 OW D ETERMINANTS As TO THE 0076 NA LOCATOR OF MN/NA M MAY K NECESSARY TO AVM MINK 10 7x614 M ITTEL O CONTACT • T SORER S ONE -GILL OGILL AT 151-404-0001 *OR DEWS 3) TIE CONIRACIER DORM SNISARY40117 MAIN MD WORN WIM AND NWT DINNEEN OF ANT W=ALL R PIM 10 WE SORT CF 4) RISEALTAT CN9 WALL O*4DI 10 THE OTT ENK9OM ASSOCIATION DA INNESOTA (OW) SMNOMM MITE WEOM/CATIMM (100 O N I) NO T4 CITY A UM WfE! STANON10 s1874A1O1S 0) 0010941/78 MALL NVIIr! OIY OA MO INNS POEM woo= O VMIIIENT AT EMI SO2-3410 A NNW/ CV 14 NMI PP/OR To ANY ERNION Cr SAINEMY WM OR 7111M WINVE 10 MEW ROM OR MANOR 1) ITAITTUT DEEM 91NMNSOS AND WOMEN CAM 10 MIME N) 0007. NW O7OM. R EM97I118 WIRER NAMN11 I WOWED 008 CONSIMICIIOI E N00ENTAL 11 ANESITRE PPROVED BRIPENN990M 10 EMSIIIN OR KIM SIMW As MO 1'X 1T'TAEE 1110 T0 WPM Or TIM 001 ACCORDANCE ) M NECESSARY MIFIIE00 °RADO 0. MARK OR PAMNO ODIAME3 ENCROACH 01110 ADJACENT RIVETS N 0MEE78 AWL SE WEPT Al RESOUND TO TO K SEPT ERIC Ce *DSQ4T CMS) IN COMIMCIICN OMIT 1) WIOM 04004 WALL K RCP (MD N WIWM) OR HOPE MINDS OVERSEE WED ON RAMS 0) S7MM MEN *NOM NOM 114 UMW TENON OF TI APRON. I) WHIM NSM R K 7.0 TM OF 00001 OM WATER SEwRi N WARN 1IM00 WALL I P SO 1VR N IIMDS OTIMAN NOM. 3) MD WPM OFF � DISCREPANCIES ES POPPM TO'O'OTO WART OT NOWT OCNEIRMIIMI 1) SWUM SMEARY M IER IMAM* AWL SE VEIN1® N MD ANON ro 00NR71MMTAIL T1 Emmet 8ETIER 080* ro MADMIe NMLL RE 4' NC MEOE! 40 UNLESS ONEIINE NOTED. n WRITS LOCATOR WE NMI ROW 96M AND koioo or 0490 Dover 000 1E TIN STMT OF OORNNMNE4 SCALE N e t Imb- 001L LEGEND: '0 0 TI • r J (%) ry - I > — > — 1 — Existing Watermaln Existing Sanitary Sewer Existing Storm Sewer Proposed Wotermain Proposed Sanitary Sewer Proposed Storm Sewer Existing Hydrant Proposed Hydrant Existing Sanitary Manhole Proposed Sanitary Manhole ❑ 0 Proposed Catch Basin /Manhole — Ono- - 9 — 99130.115 Direction of Surface Drainage Proposed Contour Existing Contour Existing Gos Line Existing Overhead Wires Silt Fence Proposed Spot Elevation (Note: AV'opmsd spot shoot/ewe shown are pound surfm. Mummers eurrace. or putter Ohs pliers otherwise noted.) +4j1O1 Existing Spot Elevation 4ma0 L0101. 909,14N1014 POONA 013 1u10M PAID 0*8 THOP PREPARED TON: MON TOURVILLE 8948 CANE DRIVE Una Loos., MN 85014 Ann. M1) 70-119* DATE 2/27/08 111[47 • AGENDA ITEM 5.B. STAFF ORIGINATOR: Paul Bengtson MEETING DATE: October 11, 2006 TOPIC: PUBLIC HEARING: Comprehensive Plan Amendment From: Public / Semi - Public To: Low Density Sewered Residential BACKGROUND St. Paul Regional Water Services previously requested variances for required road frontage, minimum lot area, minimum lot depth, and minimum lot width to allow the division of the subject sites by a future administrative minor subdivision. The attached location map designates the sites as parcels 1 — 4, and 16 on Peltier Lake and parcels 6, 14, and 15 on Centerville Lake, and these designations will be used throughout this report to differentiate the sites. The intention of the applicant is to allow the shoreland parcels to be divided in the future (via minor subdivision) and sold to adjacent property owners for combination into existing parcels. Additionally, the City of Centerville is purchasing a portion of the land within parcel 14 for park development. This process was complicated by the fact that the comprehensive plan designates some of these parcels as Public / Semi - Public because they were held by a governmental agency at the time of the last comprehensive agan. Staff has initiated the process of amending the comprehensive plan to designate these parcels in a fashion milar to the adjacent properties to which these parcels will eventually be combined with. ANALYSIS Comprehensive Plan: The table below identifies the existing land use and zoning as well as guided land uses for the area. Location Existing Land Use Existing Land Use Designation Proposed Land Use Designation Parcel 16 (Peltier Lake) Vacant Low Density Sewered Residential No Change Parcel 1 (Peltier Lake) Vacant Low Density Unsewered Residential No Change Parcel 2 (Peltier Lake) Vacant Public / Semi Public Low Density Sewered Residential Parcel 3 (Peltier Lake) Vacant Public / Semi Public Low Density Sewered Residential Parcel 4 (Peltier Lake) Vacant Public / Semi Public & Low Density Sewered Residential Low Density Sewered Residential *Parcel 6 (Centerville Lake) Vacant City of Centerville City of Centerville Parcel 14 (Centerville Lake) Vacant Public / Semi Public Public / Semi Public & Low Density Sewered Residential Parcel 15 (Centerville Lake) Vacant Public / Semi Public Low Density Sewered Residential North Vacant & House of Worship Low Density Sewered Residential & Low Density Unsewered Residential No Change South Vacant & Single Family Low Density Sewered Residential No Change Oast Single Family & Agricultural Low Density Sewered Residential & Low Density Unsewered Residential No Change West Lake N/A No Change (Parcel 6 was originally believed to be within the City of Lino Lakes jurisdiction; however updated legal descriptions submitted by the applicant clearly prove that the land is entirely within the City of Centerville.) St. Paul Regional Water Services, page 2 , he attached maps show a close up of the Proposed Land Use maps from the Comprehensive Plan for the eltier Lake and Centerville Lake areas. While the Parks, Natural Open Space / Greenways and Trails System Plan indicates a trail and future park location along the shore of Peltier Lake, these parcels do not provide an opportunity to address that requirement at this time. Parcels 16 and 1 through 4 do not consist of enough land to support a trail, the easements that will be necessary on this land for the Water Services to maintain appropriate controls for emergency water supply would pose major difficulties to the placement of a trail within this land, and the city would need to purchase the land from the owner rather than wait until development of the land would require the granting of park dedication or fees in lieu of the land dedication. At this point the city does have right of way for Peltier Lake Road that could be used for trail purposes, or more likely the trail and park will be provided within the future development of the adjacent land. • RECOMMENDATION Staff recommends approval of the Comprehensive Plan Amendment that will change the designation of the parcels identified within this report as 2, 3, 4, 15, and a portion of parcel 14 from Public / Semi - Public to Low Density Sewered Residential. OTTACHMENTS 1. Comp Plan Map — Proposed Land Uses - Peltier Lake 2. Comp Plan Map — Proposed Land Uses — Centerville Lake 3. St. Paul Regional Water Services Exhibits Parcel 2 - St. Paul Regional Water Services, page 3 Comp Plan Map — Proposed Land Uses — Peltier Lake Peltier Lake Low Density Sewered Residential Public / Semi - Public Low Density Unsewered Residential St. Paul Regional Water Services, page 4 • Comp Plan Map — Proposed Land Uses — Centerville Lake Centerville Lake Parcel 15 Low Density Sewered Residential Public / Semi - Public Low Density Unsewered Residential 1 Board of Water Commissioners Centerville /Peltier Lakes • LEGEND 21 Parcel sold to Anoka County O Deed of conveyance to City of Saint Paul N 19 S SPRWS Land Map PELTIER ../4 I _ LI:471 111111 LE 01111i MINI ,W4 p !pi! : mom a �, .: dolls i i� ■nm �� kill mom ` firl�r a: fie, _ ��lr�- �1�� �! ::� ...... „,,.. �! • i EI iii,... - 0�111n slim. a 11-2° Ili •�uI• nl ® ice = .v 211111.1 .11 :� i� i® °i ..1® S1 A;IrCi or.• m BE / //dam 1�II! __ ■1! 11•1111110. c i p111 r.= ^M.• tikanaVAMMIli I 111111111111111111111 DATE 8/3/2006 DRAWN BY: D. MAHBBFFO CHECKED BV: B TBCMIDA 'ELT 1ER I A 0 I v4 = B1314 4a1 (a4,(1.•41 L>,19,1R) 0L. 3 d elat 3, ?'7 (t4A3..-1 t?,\gLck ) (,u'isr-t> IZ>C i ER2aeoe D4"1- 9G'N W • • • AGENDA ITEM V C STAFF ORIGINATOR: Jeff Smyser P & Z MEETING DATE: November 8, 2006 TOPIC: Hodgson Road & Co. Rd. J Master Plan BACKGROUND 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 have a draft master plan document ready for public review. To review the history of the study, we have known for some time that the infrastructure in the Hodgson/Co Rd J area was insufficient to support the expected development. We began the study in late 2004. We held an open house in March 2005 and discussed an initial concept plan. We received good information and comments from the land owners and residents in the area. A set of working concepts followed in June 2005. Detailed research into the potential utility alignments followed, along with a series of meetings with the Anoka County Highway Dept. about signalizing the intersection, other road improvements, and access points. 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. There is a maximum amount of traffic generation that can be accommodated with the roadway system, even after signalization and construction of additional lanes. The current round of traffic analysis is intended to establish that threshold. While some specific details need to be determined, we want to get this nearly finished document out for public review and comment. We have scheduled an open house for November 15 at 6:30 p.m. in the Council Chambers. We are planning a public hearing on the master plan for the December 13 P & Z meeting. This public hearing will be needed because the goal is to amend the comprehensive plan to include this master plan to guide development of this location. The next step would be City Council adoption of the plan and the comp plan amendment. • • RECOMMENDATION Staff is requesting comment and the P &Z. We also are requesting approval the draft plan. direction on any revisions to the document if desired by from P & Z to proceed with the public review process of • • • 600 Town Center Parkway Lino Lakes, MN 55014 (651)982 -2400 Draft: October 31, 2006 • Table of Contents BACKGROUND 3 Master Plan Study Objectives 4 Study Area 5 Roads 6 Existing Land Uses 6 Comprehensive Plan Proposed Land Use Map and Zoning 7 Parks, Natural Open Space /Greenways and Trail System Plan 11 Environmental Issues: Wetlands, Water Table 13 • DEVELOPMENT ISSUES 15 Land Use 15 Roads, Access 16 Utilities: Water and Sanitary Sewer 19 CONCEPT PLANS 25 • MASTER PLAN 30 Planning and Development Objectives 31 Draft: October 31, 2006 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. (Hodgson Road is CSAH 49, and Co. Rd. J is Ash Street.) 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. map by Landform The intersection area is dominated by parking lots and automobiles. The restaurant/bar on the northwest corner is boarded up, and some other properties are vacant. In order to address these deficiencies, redevelopment of some parcels is as important as developing unused or underused properties. However, a number of shortcomings must be corrected in order to support development. Draft: October 31, 2006 Hodgson/CR J Master Plan page 2 -J it St! r __ ( 1 - : kes MO L Study Area i10°r' map by Landform The intersection area is dominated by parking lots and automobiles. The restaurant/bar on the northwest corner is boarded up, and some other properties are vacant. In order to address these deficiencies, redevelopment of some parcels is as important as developing unused or underused properties. However, a number of shortcomings must be corrected in order to support development. Draft: October 31, 2006 Hodgson/CR J Master Plan page 2 • • • The 49 /CR J intersection functions poorly at peak periods. Transportation studies show that traffic will continue to increase. Very little traffic at this intersection is generated by business in the area so even if new development does not occur on land at the intersection, the number of vehicles going through the intersection will increase. Planning for redeveloping the area must consider the fact that Hodgson and CR J are arterial roads serving a much greater geographical area. Northwest comer of Hodgson /CR J intersection, viewed from the north Northwest comer of Hodgson /CR J intersection Northeast corner of Hodgson /CR J intersection photos by Landform Draft: October 31, 2006 Hodgson/CR J Master Plan page 3 • • The 49/J study area lacks sufficient internal roadways, and access to existing arterial and collector roads is unplanned overall, with individual driveways serving individual properties. Any business expansion will require extensive site planning including safe access to Hodgson and CR J. An overall road and access plan is needed to accommodate traffic movement on and access to these arterial roads. There is no public water or sanitary sewer service available to most of the study area. Utilities exist to the north, west, east, and in Shoreview to the south of the 49/J study area. 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. Redevelopment or expansion of the existing businesses will require municipal utilities. Infrastructure planning must include the City of Shoreview to the south of CR J. Because CR J forms the county boundary, and because both CR J and Hodgson are county roads, both Anoka and Ramsey Counties are important planning partners as well. 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 does not advocate or analyze the relocation of existing businesses. However, planning must acknowledge that redevelopment of existing business sites is a strong possibility. Either way, 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 • 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 • Plan for redevelopment while recognizing existing businesses These study objectives are closely interrelated. Though they are listed separately, no single objective can be accomplished without the others. Draft: October 31, 2006 Hodgson/CR J Master Plan page 4 • • • Study Area The study area includes approximately 60 acres of land in the southwest part of Lino Lakes. Starting at CR J (Ash St.) on the south, the study area runs 1/4 mile north along Hodgson Rd. (CSAH 49). On the west side of Hodgson, the study area includes a triangular area of about 20 acres. On the east side of Hodgson, the study area includes 40 acres extending to Ware Road. The study originally included only 20 acres east of Hodgson, but considering the access and utility needs for the area, the effort was extended to include land all the way to Ware Road Draft: October 31, 2006 Hodgson/CR J Master Plan page 5 • 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, and homes south of CR J in Shoreview. • Discussions with property owners at a March 2005 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. The figure below shows the existing uses. Draft: October 31, 2006 Hodgson/CR J Master Plan page 6 1 Existing Land Uses, General Overview • liqupr striae insurance office closed rest}a rant /bar::,..,r.:; 11111, . 11AA Comprehensive Plan Proposed Land Use Map and Zoning Comprehensive Plan Proposed Land Use Map The 2002 Lino Lakes Comprehensive Plan guides the study area for Mixed Use, Medium Density Residential, and Commercial. The following passages from the Comprehensive Plan describe the intent of these land use categories. The Mixed Use designation is intended to accommodate development that includes a variety of land uses. This could be a development that integrates uses in the same building, such as residential units above commercial space. It also might include different uses in separate locations as elements of a larger development, as part of a master plan. page 97, as amended by Resolution 05 -153 Draft: October 31, 2006 Hodgson/CR J Master Plan page 7 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. The Comprehensive Plan stresses the integration of commercial and medium density residential land uses. page 86 The intent of the Comprehensive Plan is to identify commercial locations within the City that will provide attractive shopping environments and convenient access to retail goods and services for community residents. page 88 The study area is entirely within the Stage 1 (pre -2010) growth area. Development through year 2010 shall be confined to the 2010 staged growth area. However, properties within this area that are not within the designated Metropolitan Urban Service Area (MUSA) have no vested right to be included in the MUSA. The MUSA is the area within which the City can extend sanitary sewer service. The western 2/3 of the study area is within the existing MUSA. The eastern 20 acres, on the west side of Ware Road is outside the existing MUSA. Zoning The zoning of the study area includes General Business and Rural. The General Business includes a wide variety of businesses including retail, service, and semi - industrial uses. They may contain businesses which tend to serve other business and industry as well as those catering to shoppers' needs. The Rural zone includes typical agricultural uses, but also in intended to guide development along an orderly design. That is, the Rural zone often serves as a "holding" zone until urbanization occurs. 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. The following figures show future land use and zoning from the comprehensive plans and zoning maps of both Lino Lakes and Shoreview. Draft: October 31, 2006 Hodgson/CR J Master Plan page 8 Proposed Land Use Plan, 2002 Lino Lakes Comprehensive Plan (Detail) �7 4_ • 14.1 • 1�■■■ '11111 111111/11 /11111111 III 1 1 Lino Lakes Shoreview City of Shoreview Comprehensive Plan Land Use Map (Detail) (Lino Lakes and Shoreview maps are shown at approximate scale.) Legend Lino Lakes Low Density, Unsewered Residential Low Density, Sewered Residential Medium Density Residential High Density Residential Commercial Mixed Use Shoreview RL - Residential C - Commercial O - Office P - Park Draft: October 31, 2006 Hodgson/CR J Master Plan page 9 Lino Lakes Zoning Map (Detail) City of Shoreview Zoning Map (Detail) (Lino Lakes and Shoreview maps are shown at approximate scale.) Legend Lino Lakes Shoreview Lino Lakes Shoreview Rural R -1 Residential Planned Unit Development Va Planned Unit Development R -1X Single Family Executive Office ® General Business C -1 Retail Draft: October 31, 2006 Hodgson/CR J Master Plan page 10 • Parks, Natural Open Space /Greenways and Trail System 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. There is an existing trail easement between two lots which was dedicated with the plat of the Woodridge Estates neighborhood. Though the easement is only ten feet wide, a trail was paved in this easement. The Trail System Plan envisions this trail as a connection to land to the west of Woodridge Estates. This may not be feasible, but the trail does allow a connection to Woodridge Lane, which then provides access to Woods of Baldwin Lake Park to the north. An east/west, pedestrian/bicycle connection through the study area would provide a connection to future linking trail along Ware Road. 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. Draft: October 31, 2006 Hodgson/CR J Master Plan page 11 Park, Greenway & Trail System Plan (Detail) Woods of Baldwin La Greenway System Natural Resource Protected Area Natural Resource Conservation Area Open Water (Part of Natural Resource Protected Area) Natural Resource Corridor Enhancement Area Park System Existing City Parks Future Neighborhood Park (Center of Service Area) Existing Schools MU Existing County Parks Trail System Af Existing City Linking Trail s tie Proposed City Linking Trail A' Existing City Destination A; Proposed City Destination A Existing Regional Park Trail i.e Proposed Regional Park Trail ockio Proposed Designated Bike Route Draft: October 31, 2006 Hodgson/CR J Master Plan page 12 • • • 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 Draft: October 31, 2006 Hodgson/CR J Master Plan page 13 • • • LANDFORM Legend Naaa,al W'flnnl IM,nCIry cr, c. — WplR �� l 0 22U 440 Lino Lakes County Road J Masterptanning Study Wetland Inventory November 11, 2004 LN04004 Draft: October 31, 2006 Hodgson/CR J Master Plan page 14 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 consistent with the Proposed Land Use Map in the Comprehensive Plan: the sites are guided for commercial use. The garden center owner wants to continue the business on the site. Immediately to the south, the auto sales lot owner also plans to continue doing business. However, either one of these two sites could be redeveloped. The garden center has several buildings, but the 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. 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 Proposed Land Use Map, which guides the site for medium density residential use. On the west side of Hodgson Road, there are several properties under different ownership. The existing buildings are on small parcels near the street intersection. A larger parcel of 17 acres lies to the north of the retail area and is largely vacant with only a house and some small outbuildings. A developer is working to develop the 17 acres. It would be desirable to include the smaller parcels in a redevelopment project. 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 both for future development and for continuing the existing businesses on the site at least for the short term until redevelopment options arise. Accommodating both possibilities poses challenges. Draft: October 31, 2006 Hodgson/CR J Master Plan page 15 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. Addressing these will require cooperation between different agencies and jurisdictions. Access and Circulation 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. The City's Comprehensive Plan addresses this issue with the recommendation to Maintain Hodgson Road and County Road J as "A" minor arterial streets. With this functional classification, the right -of -way width and roadway design should promote traffic movement and limit direct site access.page 137 Managing access to the arterial roads in the study area supports several sound planning goals, including: maintaining an acceptable level of mobility on the roads; reducing the potential for safety problems; and promoting appropriate property access. 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. Most of this traffic is generated outside of the study area, but significant development in the study area will generate additional traffic. 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. Hodgson Road, CR J, and Ware Road are the only roads in the study area. 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. The speed limit on Ware Rd. in the area is 45. No existing local streets provide access to and circulation within the interior of the study area. Defining the access points onto the arterials and collector also includes recognizing that the number of accesses will be limited. The intent is that access to land will be via new, internal circulation roads rather than with individual driveways onto Hodgson and CR J. The new roads will access Hodgson and CR J at specific locations. Limiting the number of accesses to the main roads supports continuing mobility on the main roads. It also minimizes potential safety problems. This will be better than if individual driveways access the arterials at numerous places. Individual driveways interfere with mobility and pose safety hazards. Draft: October 31, 2006 Hodgson/CR J Master Plan page 16 411 Therefore, eliminating existing driveways that now access the arterial roads goes along with creating the new access points. • Extensive discussions with the Anoka County Highway Dept. have resulted in some specific design parameters. These discussion included the recognition of conflicting interests. Property owners want direct and extensive access to their properties. However, numerous accesses impede traffic flow on collector and arterial roads and create safety hazards. It is also important to avoid disadvantaging one property by treating a neighboring property more favorably. County and City staff worked toward the goal of reaching a balance among these interests and creating a system of access points, circulation routes, and needed road improvements that will provide good access to all properties while ensuring public safety and keeping traffic flowing on arterial roads. Access Locations Hodgson Road: When development occurs, there should be one access to Hodgson, approximately 990 feet north of CR J. This point would have an access from both east and west, creating a full intersection. That is, a future median would not block the full access. Turn lanes would be necessary on Hodgson Road. Anoka County has not eliminated the possibility that a median could block the intersection if future safety concerns arise. Co. Rd. J: There also should be one access to CR J between Hodgson and Ware. Anoka County has agreed to one access between Hodgson and Ware, which would be constructed as right in/right out, with individual driveways being eliminated as development occurs. Because there will be one access, it must be a public road, not a private road or driveway. It should be located as close as possible to being centered between Hodgson and Ware Roads. Aligning it with Kent St. on the south is an options. This would eliminate the offset between the two, though Anoka County's requirement for a right in/right out access would eliminate almost every conflicting movement normally seen with an offset. There should be one access to CR J between Hodgson Road and Woodridge Lane. This would be as far west as possible to create the greatest possible separation from the Hodgson/CR J intersection. Anoka County has stated that this access must be constructed as right in/right out. Thus, 15 existing driveway access points on Hodgson and CR J would be reduced to four access points. This reduction from 15 individual, random driveways to four properly designed access points would be a significant public safety improvement. The access points are shown on the final Master Plan. Draft: October 31, 2006 Hodgson/CR J Master Plan page 17 • • • Signalization The Hodgson/CR J intersection should be signalized. The City recognizes the need to plan for the right of way to accommodate signalization. The City also recognizes the need for inter jurisdictional cooperation because CR J forms the border between Anoka and Ramsey Counties and between the Cities of Lino Lakes and Shoreview. Discussions between staff from these jurisdictions have resulted in agreement that the signalization is needed and the recognition that it is a shared responsibility to accomplish this goal. Parcel Size In addition to access needs, the design of new internal roads 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 other features. The street system must take into account existing uses as well as the potential for future development. Right of Way 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. Additional right of way will be needed for Hodgson and CR J, especially at their intersection. The intersection of these arterials will need additional right of way for signalization and turn lanes. The specific dimensions will require further joint planning among Anoka County, Ramsey County, the City of Shoreview, and Lino Lakes. The City recognizes that providing access to land within the study area probably will take different forms. In the area between Hodgson and Ware Roads, the best approach is a new public roadway. One end would access CR J, the other end would access Hodgson. The access locations are shown on the Master Plan. To the west of Hodgson, the triangular configuration is not conducive to creating a complete road in a right of way. The study area only has about 300 feet fronting CR J, which does not allow for a public right of way without severely limiting development potential on the property there. The preferred solution there is for the parking drive design to create what would be, in effect, a backage road running up from CR J through property to the north and then out to Hodgson at the location described above. This would require access easements between properties, which would be required as conditions of development approvals. It is possible that such an approach would be appropriate in the eastern part of the study area, between Hodgson and Ware Roads. However, the access drive method requires a larger Draft: October 31, 2006 Hodgson/CR J Master Plan page 18 development plan rather than individual development on numerous small parcels. It also may be possible to create a new public road on the west portion of the study area, but this option is unlikely, as noted above. The width and specific alignments of the internal roads and/or access drives will be examined with potential development designs. However, the points at which they access CR J and Hodgson Road are to be consistent with the descriptions above and as shown on the final Master Plan. Utilities: Water and Sanitary Sewer If the area is to develop, it must have 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. Several potential locations for utility service connections have been considered: • Shoreview • Woodridge Lane • White Pine Road, approximately '/a mile to the north of the study area • Ravens Court, approximately 1/8 mile north of the study area • Ware 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 loop its trunk lines. Water trunk looping is needed in order to provide adequate water service, particularly fire protection. Looping the system allows for better flow and water pressure. Looping also provides alternative service if water is interrupted from one direction. Neither the trunk in Woodridge Lane nor the trunk in Ware Rd. are looped to other trunks. Both trunks end near the Hodgson/CR J area. Draft: October 31, 2006 Hodgson/CR J Master Plan page 19 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. There are capacity issues with some of the connection alternatives. The city's draft comprehensive sanitary sewer plan assumed that land west of Hodgson would be served by the system west of Hodgson (which includes the Woodridge Lane and White Pine Road options), and land east of Hodgson would be served by the system east of Hodgson (which includes the Ware Road and Ravens Court options). Connection Location Options • Shoreview Water: The Cities of Lino Lakes and Shoreview have a water interconnect at Woodridge Lane. In the past, this interconnect provided ongoing, supplementary water availability. However, 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. Sewer: There are a few parcels with sewer service 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 rest of the study area must be provided by the Lino Lakes system. ■ Woodridge Lane Water: The City needs to create a loop connection to the Woodridge Lane water trunk, west of the study area. Because of this need, connecting to the Woodridge Lane water trunk is a priority. The challenge lies in the lack of any specified corridor for a utility easement between the existing homes. S 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 Draft: October 31, 2006 Hodgson/CR J Master Plan page 20 of the centerline). There are numerous private utility services in this right of way such as natural gas, electricity, cable tv, and fiber optics. Running a new water pipe would require moving these utilities or acquiring a new easement. Moving the private utilities would be expensive. The remaining option is to acquire a new easement outside of the existing road right of way that would not affect the private utilities. Sewer: 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 a new easement. Early preliminary analyses did not include the Woodridge Lane option because of the lack of access through the existing residential lots. However, if such a connection is possible through a new easement, this would be the most desirable option because the system east of Hodgson has capacity constraints that may affect development potential. It is likely that a lift station will be needed to connect to this line because of its shallow depth. • White Pine Road Water: 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 an existing Metropolitan Council utility easement between the home lots that has the potential for being used for city utilities. This route could provide a loop from Woodridge. The Ware Road trunk could be connected to this new trunk when development fills in the gap. The major obstacle for this option is the Rohavic Oaks neighborhood. 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. Sewer: As with water, there is a sanitary sewer ling in White Pine Road, about 1/4 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 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 Water: Connection to the Ravens Court water is possible. This could address the need to loop the water system to Woodridge or Ware. Draft: October 31, 2006 Hodgson/CR J Master Plan page 21 • • Sewer: Connection to the Ravens Court sanitary sewer is possible, depending on depth issues and the potential need for a lift station. However, the Raven's Court pipe flows into the Linda Ave. line, which has capacity constraints because of its size. • Ware Road Water: The Ware Rd. properties are undeveloped, so the opportunity exists to plan utility service alignment as land develops. As property develops along Ware Road, the trunk can be brought from that side. However, it will be necessary to provide the water loop as development is planned. Sewer: The Ware Rd. properties are undeveloped, so the opportunity exists to plan utility service alignment as land develops. As property develops along Ware Road, the trunk can be brought from that side. The Ware Road trunk is relatively shallow. Depending on grade elevations for new development, a lift station may be needed. The Ware Rd. pipe is constrained by the capacity of lift station no. 3, which handles all the Ware Rd. flow. Even if the lift station's pumps are upgraded, there is a limit on its capacity. The size of the force main from the lift station also limits the potential capacity of this segment of the system. Both the Ware Rd. and Ravens Court pipes flow to Linda Ave. The Linda Ave. pipe itself has a capacity constraint due to its size, which therefore constrains both the pipes flowing into it. Draft: October 31, 2006 Hodgson/CR J Master Plan page 22 • J F SANITARY SEWER SYSTEM Legend SANITARY SEWER SYSTEM FORCEMAIN GRAVITYMAIN • • • • MCES FORCEMAIN OCTOBER 20, 2006 TKDA FNf,INFFRS • #Rf HITFC.TS • P1 ANNFRS Draft: October 31, 2006 Hodgson/CR J Master Plan page 23 • • WATER SYSTEM gym. o•••,°'44664 /MP LINDA,LN Legend WATER STRUCTURES • GATE VALVE f HYDRANT WATER TOWER • WELL WATERMAIN • • • • • • r • r w • • • • • • • • • • r • • • • • 0 • r • OCTOBER 20, 2006 TKDA FNT;INFFP • ARf.HITF(`.TR • PI ANAIFRS Draft: October 31, 2006 Hodgson/CR J Master Plan page 24 • CONCEPT PLANS The study produced several concept plans. The earlier concept plans were intended to provide a basis for discussion as the study progressed. The final concept plan evolved from the earlier plans and additional research. By its very nature, a concept plan is inexact, a collection of ideas. The concept plans were not intended to eliminate existing businesses. Rather, they were intended to generate discussion by showing a general land use design with some specifics, such as road alignments and access points. 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 corners 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. The March concept plan is shown below. Draft: October 31, 2006 Hodgson/CR J Master Plan page 25 1 March 2005 CONCEPT PLAN LANDFORM COUNTY ROAD J RE.DEVELOMENT MASTER PLAN C--7 or LIMO LAPSCIS M6PIC.1 2. as Draft: October 31, 2006 Hodgson/CR J Master Plan page 26 • The March concept plan generated 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, which was accomplished via meetings, conversations, and correspondence. These both helped clarify the goals of the study for landowners and informed the study process regarding landowners' plans and needs. This educational process led to a second set of concept plans 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 while minimizing impacts on both the existing garden center and the auto sales lot. 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. However, both Concepts A and B provide a corridor to Ware Road for utilities, through the development site. It might be 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, so the offset would become moot. 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, a developer is pursuing a plan to develop the 17 acres to the north of the existing buildings. This would include new retail as well as a senior housing campus. Including the redevelopment of those existing buildings would be preferable, as it would allow for overall master planning of that area west of Hodgson. 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. Subsequently, Anoka County Hwy. prepared a plan for the intersection and road improvements. Lino Lakes prepared a traffic study. Ramsey County contributed data for the study. All jurisdictions will need to examine funding possibilities and cooperative planning. Draft: October 31, 2006 Hodgson/CR J Master Plan page 27 • June 2005: CONCEPT A LANDFORM Legend • - amm o.. • Erma — tea. 1( N /\ Lino Lakes County Road J Masterplanning Study o 100 200 Ogee June 13, 2005 LN04004 Draft: October 31, 2006 Hodgson/CR J Master Plan page 28 • June 2005: CONCEPT B P � LJIU4�ryPnM��y 46 -44 • e.i11y err o i3 �. tl: t a a e LANDFORM 11 legend • .a,,.,, • —won. N Lino Lakes County Road J Masterplanning Study AS r. o 100 200 40peet June 13, 2005 LN04004 Draft: October 31, 2006 Hodgson/CR J Master Plan page 29 • MASTER PLAN • • The Master Plan is the culmination of the study process. The Master Plan is not intended to drive out existing businesses. It is intended to establish a general land use design with some specifics, such as road alignments, access points, and specified important design elements. The Master Plan does not mandate the exact site layout of individual parcels. 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. In addition, the plan specifies some fundamental design elements in specified locations to provide a common framework for all development in the area. Both the Master Plan drawing and the accompanying Planning and Development Objectives should be considered together to guide decisions on development. There are no significant amendments needed for the study area on the Proposed Land Use Map in the 2002 Comprehensive Plan. The Land Use Map is the guide for development in the city and the study area should develop with the land uses as shown on the map. However, it's important to acknowledge the realities of land development. Future development may involve assembling several land parcels. Site layouts may need some flexibility to ensure efficient design and safety, especially in creating access locations and internal circulation. In addition, natural features don't follow linear property boundaries. Because of these and other factors, the actual boundaries on the Proposed Land Use Map should be considered somewhat flexible in order to accommodate development or redevelopment proposals within the study area. That is, a development plan that differs from the land use map in minor ways should not be rejected automatically as inconsistent with the map. There are two small discrepancies between the Proposed Land Use Map in the Comprehensive Plan and the zoning map. In the north central area between Hodgson and Ware Roads, the area northeast of the wetland is guided for Medium Density but zoned General Business. The wetland area probably is a good divider between these two land use categories, so the Proposed Land Use Map probably is the better guide. However, the specifics of the site should determine how this is addressed. In the extreme southwest corner of the study area is a parcel forming a narrow strip that runs northwest/southeast. This parcel is guided for residential land use but zoned General Business. The narrow strip is not useable by itself and must be incorporated into the redevelopment of the property. The land use map should be amended to include this piece in the Mixed Use land use category. The General Business zoning is appropriate. These minor inconsistencies should be corrected as the Comprehensive Plan is updated. Draft: October 31, 2006 Hodgson/CR J Master Plan page 30 • Planning and Development Objectives General • This Master Plan is to be incorporated into the updated Lino Lakes Comprehensive Plan. The land uses of new development will be consistent with the Proposed Land Use Map in the Comprehensive Plan, including residential densities. The minor inconsistencies in the Proposed Land Use Map should be corrected as the Comprehensive Plan is updated, and any appropriate zoning amendments should follow. • The land use boundaries on the Proposed Land Use Map should be considered somewhat flexible in order to accommodate natural features, land assembly and other physical issues. • Rezoning as part of new development applications will be examined for consistency with the Comprehensive Plan and this 49/J Master Plan. • The Master Plan is the guiding plan for development in the area. The Master Plan is intended to show a general land use arrangement with some specific design elements. The individual site layouts are to be determined as part of the development review process, but should be based on the Master Plan, including specific elements noted below. • Tax increment financing and tax abatement should be considered potential tools for implementing the Master Plan. Transportation and Access • Accesses to Hodgson Road and Co. Rd. J are to be located at the points indicated on the Master Plan. • There is to be one full access on Hodgson Rd., located 990± feet north of the CR J intersection (approx. 330 feet south of the northern edge of the study area). This access is to be centered on the property line east of Hodgson at this location. No other new accesses are to be allowed. As development occurs, the City will work toward eliminating all other accesses along Hodgson. • Between Hodgson and Ware Roads, there is to be only one new access onto CR J, located as close as possible to midway between Hodgson and Ware. This access probably should be centered on the mid -way property line. This new access is to be constructed as right in/right out only. No other new accesses are to be allowed. The City will work toward eliminating all other accesses along CR J. Draft: October 31, 2006 Hodgson/CR J Master Plan page 31 • • • From the full access on Hodgson, a circulation route is to be created leading east of Hodgson to the access point on Ware Rd., providing access to all properties in the area. This should be a public road. However, an access drive with mutual easements across properties is a possible solution if it provides adequate access and circulation. • West of Hodgson Rd., there is to be one access onto CR J, located as far west as possible from the Hodgson/CR J intersection. This new access is to be constructed as right in/right out only. This will be a driveway into the development site , and there will be access easements on that site to provide access to, from, and through property to the north, leading to the full access on Hodgson. No other new accesses are to be allowed. The City will work toward eliminating all other accesses along CR J. • The access points, right of way, and internal circulation routes noted above are to create a circulation network serving all properties in the study area rather than individual driveways onto arterial and collector roads that serve only individual properties. • For properties on the eastern edge of the study area, access to Ware Road is a possibility if the City judges the design to be safe. This does not preclude the need for public right of way or easements elsewhere. • The Hodgson/CR J intersection is to be signalized prior to or as part of any significant development in the study area. This is to be a cooperative effort of Anoka and Ramsey Counties and the Cities of Lino Lakes and Shoreview. • Other road improvement needs such as additional lanes, median, and the like will be designed in cooperation with Anoka County, Ramsey County, and Shoreview as appropriate. • The quantity of development of the area will be limited to ensure that traffic generation does not exceed the capacities of Hodgson Road, the intersection with Co Rd J, or the new access. Development shall not create the need for a traffic signal at the new full access on Hodgson Road. • Planning for the area must look forward to full development of the study area so as not to allow one project to "use up capacity" so that other sites cannot develop without creating the need for a signal at the new access. • Right of way will be dedicated with development to ensure adequate right of way for Hodgson and CR J as well as for the internal circulation system, as necessary. Trails, Open Space • A trail connection, included as an `enhancement corridor' in the Parks, Natural Open • Space /Greenways and Trail System Plan, will be established across the study area. This Draft: October 31, 2006 Hodgson/CR J Master Plan page 32 • will link to the existing trail connection to Woodridge Lane on the west, cross through the study area, and link to a future trail in Ware Road. • • • An, open, focal point green space is to be created where the Woodridge Lane trail connection enters the study area. The specific design of this focal point will be reviewed with any development application for the site. • A trail should be constructed along Hodgson Road in accordance with the City's parks and trails plan. This could be accomplished with sidewalks in the study area. • The wetland complex in the northeast part of the study area, shown as `natural resource protected area' and `natural resource conservation area' in the Parks Plan, should be protected as open space to the degree possible. Detailed information submitted with development proposals will be examined to determine the possibilities for these areas. • Greenspace buffering is an important design element for new development along the border with existing neighborhoods such as Woodridge Estates and Rohavic Oaks. Municipal Utilities • All new development must have sanitary sewer and water service. Possible exceptions include renovation of existing structures if the building code allows it without utilities. However, the preference is for all uses in the study area to have municipal utilities. • Several options exist for utility service, as described in this study document. West of Hodgson, the preference is for connection to the Woodridge Lane sanitary sewer. • Water trunk lines must be looped, and development must provide the looping. Site Design, Urban Form • The intent is to create an urban form for the area. • Development layouts are to include buildings at intersection corners to establish the "cornerstones" of the area's urban form. • As another means of pursuing an urban form, development is to avoid lining Hodgson with large parking lots. This could include the following elements. • Buildings fronting along Hodgson in addition to the cornerstone buildings • Extensive landscaping and screening of parking lots along Hodgson, including decorative fencing or walls and boulevard trees. Landscaping must be included on the street side of fences or walls along parking lots on Hodgson and CR J. Draft: October 31, 2006 Hodgson/CR J Master Plan page 33 • • Larger parking areas should be planned with internal landscaping, pedestrian sidewalks or walkways and be divided into smaller areas where possible: • • Pedestrian walkways provided in larger parking lots should be landscaped, include path lighting, and provide direct access for pedestrians to an entrance of a commercial building; • Walkways should be raised, paved areas or defined paths distinguished by striping or a change in paving provided that pedestrians are kept safe from vehicular travel on the route to an entrance of a commercial building. • Sidewalks are to be constructed on both sides of Hodgson Road and on the north side of Co. Rd. J to connect the trails to the development areas and contribute to the urban form of the area. • Pedestrian circulation should be an important design factor within the development areas to facilitate pedestrian and bicycle circulation among businesses and residential sites. Such circulation routes must be safe and aesthetically pleasing. • Design guidelines should be prepared for any new development project in the area. Developers should submit draft guidelines with development applications. After being refined in collaboration with City staff, design requirements shall be incorporated into the approval of the development. • Buildings must be designed with "four -sided architecture ", using the same quality materials on all sides. • All facades shall be articulated with a variety of materials, glazing, awnings, or other details to add visual interest. • Building design elements should include an expression of a building base (of brick or stone), a middle, and a top with cornice elements at the top of the first floor and the top of the building. • Roof lines and cornice details shall be completed in a three- dimensional manner so that the features on the back of the roof or similar unfinished areas are not visible • The front facade may have a unique design or more significant glazing. • Commercial buildings must incorporate trash and service areas within the buildings rather than utilizing outdoor enclosures. This will conserve land and maximize the potential for outdoor seating and pedestrian friendly amenities. • It is not the intent of this plan to specify housing unit styles. However, garage units must not access directly onto the main access drive through the development or onto public streets. Draft: October 31, 2006 Hodgson/CR J Master Plan page 34 • • The Hodgson/Co Rd J intersection is be addressed as a gateway and appropriate elements are to be included in the development of the corners of this intersection. • The area east of Hodgson will have better access than the area west of Hodgson because of the potential for a public road serving the eastern area and the physical constraints in the western area due to its shape. Therefore, the eastern area can support more development, especially larger uses and uses with higher traffic generation. • Because of this better access, a big box project would fit better in the eastern area rather than west of Hodgson. The "Big Box Alternative" plan presents a way to accommodate a large user. Other urban form elements such as parking landscaping, "cornerstone" buildings at intersection/access corners, pedestrian circulation, and the like must be incorporated into site design. • The interface between new residential and commercial uses should be flexible. For example, new development in central areas can be multi - family, commercial, or mixed use. This would be consistent with the flexible land use lines noted above. Stormwater Management • Stormwater management design must incorporate filtration and infiltration elements. This could include such features as rain gardens, swales, dry creeks, infiltration chambers, and other ecologically based methods along with ponds and pipes. Draft: October 31, 2006 Hodgson/CR J Master Plan page 35 • 1 t1� T- �si {Idlw1tu11n61aIIniG vt • id tor:1k S. : 'I. :. U Fit. -t ;Alt: gill 41 as 1.11a Ilia ii jr4 Nom A; v- ti. .� r gip P: iaj if�1Yy�. a s. Master Planning Study Hodgson Road & CR J City of Lino Lakes MASTER PLAN • • �w�aiy�,u„an�n� 4 //adita f` Master Planning Study Hodgson Road & CR J 4 • • • Master Planning Study Hodgson Road & CR J City of Lino Lakes HODGSON /CR J NORTHWEST CORNER PERSPECTIVE Master Planning Study Hodgson Road & CR J fi efr MC RS HODGSON /CR J NORTHEAST CORNER PERSPECTIVE ' 1 Master Planning Study Hodgson Road & CR J City of Lino Lakes NORTHERN HODGSON INTERSECTION PERSPECTIVE LOOKING NORTHWEST