HomeMy WebLinkAbout06/12/2013 P&Z Packet• CITY OF LINO LAKES
PLANNING & ZONING BOARD MEETING
•
•
Wednesday, June 12, 2013
6:30 p.m.
Council Chambers
Please be courteous and turn off all electronic devices during the meeting.
AGENDA
1. CALL TO ORDER AND ROLL CALL
2. APPROVAL OF AGENDA
3. APPROVAL OF MINUTES: May 8, 2013
4. OPEN MIKE
5. ACTION ITEMS
A. PUBLIC HEARING to consider a rezone of property located at 7880 Sunset
Avenue (PID #07- 31 -22 -23 -0004) from R -Rural to PUD- Planned Unit
Development and an Amendment to the Development Stage Plan/Preliminary Plat
of Century Farm North to expand project boundary and include certain property
located at 7880 Sunset Avenue.
6. DISCUSSION ITEMS
A. Project Updates
B. Landscaping Regulations
7. 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
May 8, 2013
6:35 P.M.
7:04 P.M.
Neil Evenson, Michael Hyden (Vice Chair), Perry
Laden, Lou Masonick, Robert Nelson, Michael
Root, Paul Tralle (Chair)
None
Katie Larsen, Ed Youngquist
1. CALL TO ORDER AND ROLL CALL:
Chair Tralle called the Lino Lakes Planning and Zoning Board meeting to order at 6:35
p.m. on May 8, 2013.
2. APROVAL OF AGENDA
The Agenda was approved as presented.
3. SWEARING IN OF BOARD MEMBERS
Mayor Jeff Reinert executed the Oath of Office to re- appointed board members Neil
Evenson, Michael Hyden and Michael Root.
4. ELECTION OF CHAIR AND VICE CHAIR
Board Members re- elected Paul Tralle as Chair and Michael Hyden as Vice Chair.
5. APPROVAL OF MINUTES:
April 10, 2013
Mr. Hyden made a MOTION to approve the April 10, 2013 Meeting Minutes. Motion
was supported by Mr. Laden. Motion carried 6 - 0. (Tralle abstained.)
6. OPEN MIKE
DRAFT MINUTES
Planning & Zoning Board
May 8,2013
Page 2
Chair Tralle declared Open Mike at 6:35 p.m.
There was no one present for Open Mike.
Mr. Hyden made a MOTION to close Open Mike at 6:35 p.m. Motion was supported by
Mr. Nelson. Motion carried 6 - 0.
7. ACTION ITEMS
A. PUBLIC HEARING for Preliminary Plat for a two-lot subdivision for a
proposed Metro Transit Park and Ride facility, located at the NW corner of I-
35E and Main St.
Katie Larsen, City Planner, presented the staff report, Staff recorrnended.approval of
the Preliminary Plat at the NW corner of I -35E and Main St. Staff noted that an
extension of 21st Avenue to the north will occur as part of this project
Staff addressed questions of the board.
Staff explained that abutting properties will be assessed for improvements installed by the
city. The facility will be owned and operated by Metro Transit. There will be no revenue
generated back to the city.
Staff discussed the potential for future development in this area.
Staff noted that the city will have an access easement agreement over the private drive.
Chair Tralle declared the Public Hearing open at 6:57 p.m.
Thomas Schutte, Azure Properties, 95 S. Owasso Blvd, Little Canada, stated that they
have a purchase agreement with the owner contingent on development. Mr. Schutte
noted that the private drive will be a 40 ft roadway easement that will serve future
development off 21St: Ave.
Maurice Roers, Metro Transit, and Mac Swedin, project manager, were in attendance.
Mr. Roers stated that the park and ride has been considered for a number of years. They
are attempting to provide more efficient service to the providers. The facility should not
cause any traffic conflicts. The existing park and ride at Lino Park will be closed and
serviced by this facility.
Board members questioned if there is consideration for expansion in the future. Mr.
Roers responded that at this time, they consider the number of proposed stalls to be
adequate for this site. He added that the facility will service St. Paul with possible future
service to Minneapolis.
DRAFT MINUTES
•
•
•
•
•
•
Planning & Zoning Board
May 8, 2013
Page 3
Mr. Laden made a MOTION to close the Public Hearing at 7:03 p.m. Motion was
supported by Mr. Hyden. Motion carried 6 - 0. (Tralle abstained.)
Mr. Nelson made a MOTION to recommend approval of the Preliminary Plat.
Motion was supported by Mr. Hyden. Motion carried 5 - 0. (Evenson & Tralle
abstained.)
8. DISCUSSION ITEMS
A. None
9. ADJOURNMENT
Mr. Hyden made a MOTION to adjourn the meeting at 7 :04 p.m. Motion was supported
by Mr. Laden. Motion carried 6 - 0. (Tralle abstained.)
Respectfully submitted,
Dawn Bugge
Community Development Assistant
DRAFT MINUTES
•
•
•
PLANNING & ZONING BOARD
AGENDA ITEM 5A
STAFF ORIGINATOR: Katie Larsen, City Planner
P & Z MEETING DATE: June 12, 2013
REQUEST: - PUBLIC HEARING -
*Century Farm North*
1. Rezoning
2. Amendment to Development Stage
Plan/Preliminary Plat
APPLICANTS:
OWNERS:
Gary M. Uhde
3157 Berwick Knoll
Brooklyn Park, MN 55443
Jeff Morell
7880 Sunset Avenue
Lino Lakes, MN 55014
Same
DEVELOPMENT APPLICATION SCHEDULE:
Complete Application Date:
May 13, 2013
Environmental Board Meeting:
May 29, 2013
EDAC Meeting:
NA
Park Board Meeting:
June 12, 2013 @ 5:30 p.m.
P & Z Board Meeting:
June 12, 2013 @ 6:30 p.m.
City Council Meeting:
July 8, 2013
60 -Day Review Date:
July 12, 2013
120 -Day Review Date:
September 10, 2013
PROPOSED DEVELOPMENT
The applicant has submitted a land use application for the following:
• Rezone property located at 7880 Sunset Avenue from R -Rural to PUD- Planned
Unit Development.
• Amendment to Development Stage Plan/Preliminary Plat of Century Farm North
to expand project boundary, realign Robinson Drive and create new parcels.
• Vacation of dedicated parkland (City Council action)
The proposed Development Stage Plan/Preliminary Plat amendment (PUD amendment)
occurs within Outlot A of Century Farm North 5th Addition. This will be the second
PUD Amendment to Century Farm North.
The applicant is requesting an amendment to the Development Stage Plan/Preliminary
Plat of Century Farm North to include a 0.991 acre parcel located 7880 Sunset Avenue
owned by Jeff Morell. This parcel is currently zoned R -Rural and requires rezoning to
Planned Unit Development in conjunction with Century Farm North.
The project also includes the realignment of Robinson Drive. The current
PUD /Preliminary Plat as it relates to Century Farm 5th Addition has 10 detached single
family lots and 16 single family lots. The proposed rezoning, PUD amendment and road
realignment will create an additional 12 single family lots and convert the 10 detached
single family lots to single family lots.
A portion of dedicated parkland will need to be vacated to accommodate 3 proposed new
lots. The Park Board will review the proposal and make recommendation and the City
Council will hold a public hearing.
BACKGROUND
Century Farm North is a residential planned unit development in northwest Lino Lakes
that the City approved in 2003. It includes a mix of housing styles: typical single family
lots; single family airpark lot with hangars; detached townhomes (individual house lots
located within a commonly owned yard lot); and attached townhomes. The development
consisted of 27 low density and 223 medium density units on 85.3 net acres of land
resulting in a net density of 2.93 units per acre.
There have been five (5) final plats and one (1) PUD amendment to date. The first
amendment allowed for the conversion of 16 detached single family lots to 16 single
family lots. Five (5) of those single family lots were final platted as part of the 5th
Addition.
2
•
•
REZONING
The 0.991 acre parcel located at 7880 Sunset Avenue is currently zoned R-Rural. The
PUD Amendment proposes to amend the boundary of the Century Farm North
preliminary plat to include this parcel. The property requires rezoning from R-Rural to
PUD-Planned Unit Development which would be consistent with the development.
LOT SUMMARY
Phase
Single Family
Air Park
Detached Single
Family
Toivnhome
TOTAL
Original Proposed Original Proposed Original Proposed Original Proposed Original Proposed
1st
30
26
9
8
16
16
55
50
2nd
1
22
23
42
42
65
65
3rd
9
14
9
9
34
34
52
57
4th
1
1
38
38
39
39
5th
5
5
5
5
6th
11
19
11
19
ill 7th
8th
14
10
10
14
12
12
12
12
TOTAL
Difference I
47
59
18
+4 1
-4
126
0
249
261
+12
•
The Lot Summary reflects changes from the approved original PUD preliminary plat,
final plats and amendments.
3
PROPOSED DENSITY CALCULATIONS
Gross Property Area
96.11
Wetland
TBD
Arterial (CR 53) ROW
TBD
Park Dedication
TBD
Net Property Area
86.06
Density =
261 units /86.06 acres
= 3.03 units per acre
At the time the original PUD was approved in 2003, the City's Comprehensive Plan for
medium density residential development allowed for 3 to 6 dwelling units per acre.
Although the current Comprehensive Plan for medium density requires 4.0 to 5.9
dwelling units per acre, the proposed PUD amendment meets the intent of the original
PUD.
ZONING AND LAND USE
Current Zonin g
Ctrs
ent Land Use
Future Land Use per CP
MUSA
Utility Staging Area
Topography and Land
Cover
PUD, Planned Unit Development
Residential, Parkland, Vacant
Medium Density
2020 District
1 A = 2008 -2015
Flat with wetland features
ZONING REQUIREMENTS AND STANDARDS
The PUD provides flexibility from the strict standards of the zoning ordinance; however,
the proposed development shall model the R -2 District regulations.
4
•
•
•
•
BUILDING DESIGN STANDARDS
The following building design standards shall apply to the single family lots.
1. Floor Area. The minimum footprint area, less garage area, for single
and two family dwelling units shall be as follows:
a. Single Family Dwellings.
3 Bedroom Rambler
2 Bedroom Rambler
1-1/2 Story
Split Foyer/Entry
Split Level — 3 level minimum
Two Story
1,050 square feet
1,010 square feet
980 square feet
980 square feet
980 square feet
850 square feet
R -2
Required
Proposed
Min. Lot Size (sq. ft.)
7.500
8,060
Min. Lot Width (feet)
- Interior Lot
60
62
-Corner Lot
80
85
Min. Lot Depth (feet)
125
130
Building Setback
(feet)
-From Streets
- -Local Street
25
NA
-- Collector or Arterial
40
40
-Rear
-- Principal
25
30
-- Accessory
5
5
-Side
-- Principal
10
10
-- Accessory
5
10
Buffer
15' if side or
rear lot abuts
collector or
arterial street
Required
BUILDING DESIGN STANDARDS
The following building design standards shall apply to the single family lots.
1. Floor Area. The minimum footprint area, less garage area, for single
and two family dwelling units shall be as follows:
a. Single Family Dwellings.
3 Bedroom Rambler
2 Bedroom Rambler
1-1/2 Story
Split Foyer/Entry
Split Level — 3 level minimum
Two Story
1,050 square feet
1,010 square feet
980 square feet
980 square feet
980 square feet
850 square feet
2. All dwellings without basements in this district shall be required to
provide an additional one hundred (100) square feet of floor area to house
utilities.
3. Garages. All single family dwellings shall have a double garage and
shall comply with the following:
a. Compliance with the Building Type and Construction Standards of
Section 3. Subdivison 4.B, and
b. All garages, except side or rear loaded garages, shall not protrude
forward of the front wall of the house, unless the house includes a
front porch that is unenclosed, a minimum of 8 feet in depth, and
extends across 100 percent of the front facade of the house. The
garage shall then not protrude forward of the front porch, and
c. If the garage door faces the street, the length of the garage wall
facing the street shall not be greater than fifty percent (50 %) of the
length of the entire front facade of the structure; except on houses
that comply with all of the following conditions:
1) The second floor living space extends over the two -car
portion of the garage; and
2) The garage doors are decorative and have a strip of
windows; and
3) Garages in excess of two stalls shall be broken up so the
additional stalls are recessed four feet from the main garage
facade; and
4) Garage width does not exceed 32 feet.
4 All dwellings shall comply with the Design and Construction Standards of
Section 3, Subd. 4.B.
SURROUNDING ZONING AND LAND USE
Existing, Land Use
Future Land Use
North
R -Rural
Agricultural
Low Density Res
South
R -Rural
Residential
Low Density Res
East
R -Rural
Agricultural
Low Density Res
West
City of Blaine
City of Blaine
City of Blaine
6
•
•
•
SUBDIVISION ORDINANCE
Conformity with the Comprehensive Plan and Zoning Code
The rezoning and PUD amendment have been reviewed for compliance with the
comprehensive plan, zoning and subdivision ordinance. Although the current
Comprehensive Plan guidance for Medium Density requires 4.0 to 5.9 dwelling units per
acre, the proposed amendment meets the intent of the original PUD approved in 2003 at
3.0 dwelling units per acre. The proposed rezoning and PUD amendment is not
considered premature, is consistent with the original PUD and meets the performance
standards of the subdivision and zoning ordinance.
Blocks and Lots
The preliminary plat amendment creates 5 blocks with 33 lots and 3 Outlots. Outlot A
and B are protected wetland and drainage ditch corridors. Outlot C is proposed for future
townhome development. Typical lots are shown as 62 feet wide and 130 feet deep.
Streets and Alleys
Robinson Drive is considered a minor collector and shall be constructed in its entirety the
full length from CR 53 (Sunset Avenue) to Century Trail (approximately 1600 feet) with
this next phase of development. CR 53 (Sunset Avenue) is a minor arterial and right of
way shall be dedicated as required.
Easements
The standard drainage and utility easements shall apply around the interior perimeter of
lots and around wetlands and storm water ponding areas as required.
Storm Water Management and Erosion and Sediment Control
Two existing storm water management area/ponds serve the development. The
stormwater management plan and SWPPP shall be reviewed by the City Engineer,
Environmental Coordinator and Rice Creek Watershed District for compliance.
Utilities
Public water, sanitary and storm sewer utilities shall be installed in conjunction with the
construction of Robinson Drive.
Public Land Dedication
The PUD amendment includes the creation of 12 additional lots and vacation of
approximately .757 acres of previously dedicated parkland. The vacated parkland would
be used to create 3 additional lots along Robinson Drive. The newly created lots would
be subject to the City's Park Dedication fee of $2,500 per lot. Additionally, the City
would need to be reimbursed for the value of the land dedication made at the original
time of approval. The value of the land dedication at the time of original approval was
established at $50,000 /acre. Assuming acceptance of this request, the following park
dedication requirements would need to be met:
0.757 acres x $50,000 (value of land at time of dedication) = $37,850
12 lots x $2,500 payment in lieu = $30,000
TOTAL = $67,850
Please note that the .757 acres may include wetland. Only upland should be used to
calculate the reimbursement amount.
On a separate note unsuitable soils were used for fill material on approximately 3 -4 acres
of the dedicated parkland. The owner is responsible for correcting this situation.
COMPREHENSIVE PLAN
Resource Management System
The Resource Management Plan identifies a north -south trail and greenway system in the
subject site area. An 8 foot wide trail is being installed the on the south side of Robinson
Drive as well as a north -south trail along the wetland corridor. The greenway and
wetlands are being protected via drainage and utility easements or dedicated parkland.
Land Use Plan
As identified above, the land use is guided for medium density residential development
and is within the 2020 MUSA and 1A Utility Staging Area.
Housing Plan
Key goals of the Housing Plan are to ensure housing development is compatible with
existing and adjacent land uses and provide accessibility to key community features and
natural amenities. The PUD provides a variety of housing stock from standard single
family lots to smaller single family lots and townhome development. The greenway and
wetlands are being protected via drainage and utility easements or dedicated parkland.
Transportation Plan
Per the Transportation Plan, Robinson Drive is considered a minor collector and shall be
constructed the full length from CR 53 (Sunset Avenue) to Century Trail with this next
phase of development. CR 53 (Sunset Avenue) is a minor arterial and proper turning
lanes shall be constructed.
8
•
•
•
Transportation includes all multi -modal systems which accommodate pedestrians,
bicycles, roadways and transit. The Park, Greenway & Trail System Plan identifies the
need for a proposed north -south City trail which will be installed along Robinson Drive
and along the wetland corridor.
FINAL PLAT
A land use application for final plat of Century Farm North 6th Addition shall be required.
At such time, the developer shall enter into a Development Contract and other documents
as the City deems necessary.
CONDITIONS OF APPROVAL
The following conditions are to be met prior to approval of the rezoning and PUD
Amendment:
1. All comments from City Engineer letter dated June 5, 2013 shall be addressed.
2. All comments from Anoka County letter (to be provided) shall be addressed.
3. Per the Environmental Coordinator:
a. The removal or importing of soils off -site shall be prohibited without City
approval.
b. City native seed mix specifications shall be provided for all ponds, swales,
ditches and infiltration areas.
c. Transitional mix shall be used when transitioning sod yard areas.
d. The developer shall escrow required boulevard trees.
4. All comments from City staff, Planning & Zoning Board, City Council and other
agencies shall be addressed.
5. A Petition and Waiver Agreement regarding public improvement construction and
assessments shall be drafted by the City and signed by the owner or a
Development Contract regarding public road and utility improvements shall be
drafted by the City and signed by the owner.
6. All plan sheets shall show a consistent wetland boundary. The boundary in the
Park seems to vary between plan sheets.
7. All Plan Sheets shall include consistent Revision Dates.
8. Large scale plan set and 11x17 plan set shall be the same. The large plan set has
handwritten text in the title bar and does not match 1 1 x 17 submittals.
9. The accessory structure currently located on city property on Park 3, Century
Farm North shall be removed within 1 year.
10. Unsuitable soils were used for fill material on approximately 3 -4 acres of the
dedicated parkland. The owner is responsible for correcting this situation.
11. Revisions to Sheet 1
a. Change title to PUD/Preliminary Plat Amendment- Century Farm North.
b. Change title bar from Preliminary Plat to Title Sheet.
c. Revise drainage and utility easement template to 5 feet on side yards.
d. Revise Proposed Plat Zoning to PUD.
e. Revise Existing Plat Zoning to R and PUD.
f. Revise Minimum Lot Depth to 125 feet.
g. Revise Minimum Lot Width to 60 feet.
h. Revise Minimum Lot Area to 7500 s.f.
i. Revise Building Setbacks:
i. Street (Local) = 25 feet
ii. Street (Collector) = 40 feet
iii. Side (Principal) = 10 feet
iv. Side (Accessory) = 5 feet
j. Density calculations shall include the following table and formulas and
provide data for wetland, ROW and parkland acres for the entire
preliminary plat area. Note that wetland acres shall be based off new
delineation and Arterial (CR 53) ROW shall be included for the entire
original preliminary plat area.
Gross Property Area
96.11
Wetland
TBD
Arterial (CR 53) ROW
TBD
Park Dedication
TBD
Net Property Area
86.06
Density =
261 units /86.06 acres
= 3.03 units per acre
12. Revisions to Sheet 2
a. Revise title bar from Century Farm 6th Addition to PUD/Preliminary Plat
Amendment- Century Farm North.
b. Revise boundary to include Morell parcel.
c. The final plat of Century Farm North 5th Addition indicates a drainage and
utility easement over the wetlands in the proposed park vacation area.
This should be shown.
13. Revisions to Sheet 3
a. Revise title bar from Century Farm 5th Addition to PUD/Preliminary Plat
Amendment- Century Farm North.
b. Revise boundary to include Morell parcel.
c. Current wetland delineation shall be shown.
14. Revision to Sheet 4
a. Typical Lot Layout with setbacks shall be shown.
i. Revise to show 25 foot rear setback vs. 30 foot.
ii. Revise to include standard interior perimeter drainage and utility
easements.
b. Revise drainage and utility easement template to 5 feet on side yards.
10
•
•
c. Preliminary plat boundary shall clearly show dedicated ROW along CR 53
for turn lanes etc.
d. A 10 foot drainage and utility easement buffer shall be shown around
wetland delineation boundary.
e. The wetland buffer shall be contained entirely within Outlot A and B.
f. The east property line of Outlot A shall be reduced in size to adequately
accommodate wetland, buffer easement and trail.
g. The wetland boundary in the Park differs from previous plan sheet
boundaries. Please revise.
h. The future street access stubs shall be dedicated as right of way and fully
constructed with Robinson Drive improvements.
i. Stub shall be signed "Future Street Access ".
i. Outlot F shall be omitted and right of way dedicated for future street
access.
j. Lot 1 and 2, Block 5 appear to encroach into the wetlands. Wetlands shall
be properly delineated.
k. Outlot C shall be renamed Block 6 on the preliminary plat. The final plat
can be shown as Outlot C.
1. An eight (8) foot wide trail shall be extended along the south side of
Robinson Drive east of Lot 3, Block 5.
m. A five (5) foot wide sidewalk shall be extended along the south side of
Robinson Drive west of Lot 3, Block 5.
15. Revisions to Sheet 5
a. Preliminary plat boundary shall clearly show dedicated ROW along CR 53
for turn lanes etc.
b. Lot Summary shall be revised to that as provided on page 3 of this
Planning Report.
c. Density calculations shall be shown as requested in 5j. above.
d. Revise drainage and utility easement template to 5 feet on side yards.
16. Revisions to Sheet 6
a. The landscape plan shall meet the requirements of Section 3. Subdivision
4.
Q.
b. Revise title bar from Preliminary Landscape Plan to Landscape Plan.
c. The landscape plan does not show any proposed landscaping.
d. The landscape plan shall clearly show the location, type and count of all
required boulevard trees (1 per single family lot or 1 tree per 70 linear feet
along open spaces /outlots) along Robinson Drive.
e. The landscape plan shall clearly show a 15 foot landscape buffer in
accordance with Section 3. Subdivision 4. Q. along Lot 1, Block 3 and Lot
1, Block 4.
f. The landscape plan only needs to incorporate Outlot A, Century Farm
North 5th Addition that is affected by the PUD amendment.
g. The wetland boundary in the Park differs from previous plan sheet
boundaries. Please revise.
h. Landscape buffer shall be installed along east side of trail on Outlot A.
11
17. Revisions to Sheet 7 and 8
a. Revise drainage and utility easement template to 5 feet on side yards.
b. See City Engineer letter.
18. Revisions to Sheet 1- Adjacent Parcel Concept
a. This sheet shall be incorporated into the full plan set; not a separate sheet.
b. Revise boundary to include Morell parcel.
c. Revise title bar from Adjacent Parcel Concept to Build Out Plan.
d. Move Typical Lot Setback Dimensions to Sheet 4- Amended Preliminary
Plat.
i. Revise to show 25 foot rear setback instead of 30 foot.
ii. Revise to include standard interior perimeter drainage and utility
easements.
19. Revisions to Sheet P1-Preliminary Plat
a. This sheet shall be incorporated into the full plan set; not a separate sheet.
20. Revisions to House Elevations and Floor Plans
a. The elevations and floor plans do not appear to match.
b. Elevations shall be submitted that include all 4 sides of the house.
c. A floor plan matching the elevation shall be submitted.
d. The floor plan showing the 12'x12' covered porch off the side of the
house will not fit on the narrow lots.
RECOMMENDATION
Staff recommends continuing the public hearing and requesting the applicant resubmit
plans addressing all conditions listed in Staff Report.
ATTACHMENTS
1. Site Location and Aerial Map
2. City Engineer Letter dated June 5, 2013
3. Anoka County Highway Department Letter (to be provided)
4. Amended Preliminary Plat -CFN 1St to 8th Addition Plan Sheets 1 -8,
Revision Date 5 -11 -13
5. Adjacent Parcel Concept -Sheet 1, Revision Date 5 -10 -13
6. Original Preliminary Plat -Sheet P1, Revision Date 8 -19 -03
7. 1St PUD /Preliminary Plat Amendment -CFN 5th Addition -Sheet 1,
Revision Date 1 -26 -11
8. Color Elevations and Floor Plans
9. Lot Area Summary Spreadsheet
12
CO N
r co
L0
CO CO
n r
Gentury,Trl
__. NN
C71 N
210
co
198
ryE 178
co r-
CtS '' 172
(1)
—�/� 6
`•16
S`
r
135 co OD
CO w
n-
N N b P.
co n
LZl
6Zl
0)
1b
mmmhn
nn�COn
Ell
V
fa
y
O
c Z
2
c
u-
L
Q z
0
WSB
e
As.wcitnes, Inc. engineering • planning • environmental • construction 701 Xenia Avenue South
Suite 300
Minneapolis, MN 55416
Tel: 763 - 541 -4800
Fax: 763 - 541 -1700
Memorandum
To: Katie Larsen, City Planner
From: Jason C. Wedel, P.E.
Date: June 5, 2013
Re: Century Farm North PUD Amendment Review
WSB Project No. 2029 -49
The following plan review is based on these submittals:
1. Amended Preliminary Plat for Century Farm North 1st Addition thru Century Farm North 8th
Addition prepared by M & P :
Sheets 1 - 8 Received on May 13, 2013 and dated May 10, 2013
Cover Sheet Comments:
1. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
Certificate of Survey Comments:
1. The Morell Parcel should have a bold line around the property since it is included as part
of the plat.
Resource Inventory Comments:
1. The pond on the south side of Robinson Drive adjacent to the park property is labeled a
wetland. Please confirm if this is a storm water pond or a wetland.
Amended Preliminary Plat Comments:
1. Outlot A appears to be bigger than it needs to be. There is approximately 40 feet from
the east edge of the trail and the west lot line of Lot 1, Block 2. Outlot A only needs to
extend 10 feet to the east of the proposed trail. The remainder of the property can be
incorporated into Lots 1, 2, & 3 Block 2.
2. The proposed 8 foot bituminous trail shown on the south side of Robinson Drive needs to
transition to 5 foot concrete sidewalk where it will be crossing the single family lots that
front on Robinson Drive. In addition, the 8 foot trail needs to be extended on the east end
all the way to Century Trail as part of this project.
3. The drainage and utility easements for each lot need to be shown on the plat.
St. Cloud • Minneapolis • St. Paul
Equal Opportunity Employer
wsbeng.com
Ms. Katie Larsen
June 5, 2013
Page 2
4. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
Proposed Phasing Plan Comments:
1. It should be noted that all of the utilities and streets located in Phase 6 and Phase 7 will
be constructed with Phase 6.
2. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
Preliminary Landscaping Plan Comments:
1. There is no landscaping shown on the plan that was submitted.
2. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
Amended Grading Plan Comments:
1. The existing contours are extremely hard to see and need to be made more visible.
2. It does not appear that the proposed contour tie into the existing contour north and south
of the proposed improvements. The grading plan needs to clearly demonstrate how the
proposed grading will tie into the surrounding property.
3. The proposed grading doesn't appear to work from a drainage perspective for a number
of the lots. There proposed grades for the front yards are at the same elevation as the
street there by creating flat front yards and driveways. The proposed house pads likely
need to be adjusted (raised) to create positive drainage for all of the lots.
4. A Rice Creek Watershed District permit will be required as part of this project. The
applicant should consult with RCWD to determine if their current or proposed rules will
have any impact on the site design since the rules have changed since this project was
previously approved.
5. The NWL and HWL of the proposed ponds needs to be shown on the plans.
6. Soil borings and any information pertaining to the existing ground water elevations needs
to be submitted.
7. The location of the existing well and septic system on the Morell property needs to be
shown on the plans.
8. Emergency overflow locations for the street low points needs to be shown on the plans.
9. A typical street section needs to be shown on the plans.
10. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
Amended Utility Plan Comments:
1. We received no storm water calculations with this submittal. All modeling and storm
water calculations need to be submitted for review.
2. The rim and invert elevations for all storm sewer structures needs to be shown on the
plans.
3. The location of valves and water services needs to be shown on the plans.
4. Type of watermain pipe needs to be shown on the plans. All watermain shall be DIP
Class 52.
5. The typical side yards easements shown are 10 feet; however, they should be 5 feet.
SAPlanning & Zoning Board\Packets\2013 Packets\June 12, 2013\5A\4 City Engineer Letter - 060513.doc
•
•
•
•
•
Ms. Katie Larsen
June 5, 2013
Page 3
The above comments are not a comprehensive list of all the revisions that are necessary for this
submittal. Due to the significant amount of missing information it is not possible to provide a
complete review at this time. The applicant will need to address these comments and then we
can perform a more thorough review.
If you have any questions or need additional clarification, please let me know.
Thank you.
Jason Wedel
S:\Planning & Zoning BoardWackets12013 Packets\June 12, 2013\5AW City Engineer Letter - 060513doc
HAM LAKE
SPRING
LAKE
PARK
AMENDED PRELIMINARY PLAT
CENTURY FARM NORTH 1st ADDITION
THRU
CENTURY FARM NORTH 8th ADDITION
CITY OF LINO LAKES, MINNESOTA
SITE ?sat),
BLAINE
COLUMBUS
TOWNSHIP
LINO
ORL1E
PINES
CEN TER VILLE
FOREST
LAKE
TOWNSHIP
HUGO
LAKES
FRIDLEY
riCOLUMBIA
HEIGHTS
MOUNDS
VIEW
NEW
BRIGHTON
z
z
SHOREVIEW
J
H
NORTH
OAKS
DELL WOOD
BETE
REAR
TIM45M
ARDEN
HILLS
VADNAIS
HEIGHTS
WHITE
BEAR
LAKE
MAHTOMEDI
ROSEVILLE
36
L TTLE
CANADA
MAPLEWOOD
NORTH
sT.
PAUL
35E
OAK I ALE
GRAN-
LAKE
ELM(
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN AS THUS:
STREET
10.00
10.00
10.00
L 10 00
10.00
T 10.00
REAR LINE
BEING 10 FEET IN WIDTH ADJOINING SIDE
LOT LINES, AND 10 FEET IN WIDTH
ADJOINING STREET LINES AND REAR
LOT LINES. UNLESS OTHERWISE SHOWN
INDICATED AS SHOWN ON THE PLAT
INDEX:
1/8 COVER SHEET
2/8 CERTIFICATE OF SURVEY
3/8 RESOURCE INVENTORY
4/8 PRELIMINARY PLAT
5/8 PRELIMINARY PHASING PLAN
6/8 PRELIMINARY LANDSCAPE PLAN
7/8 PRELIMINARY GRADING PLAN
8/8 PRELIMINARY UTILITY PLAN
LEGAL DESCRIPTION
The Southeast Duarte of Inc Northwest Ouerrler of Section 7, Township 31, Ronge 22, Anoho County. Mnnes000
e
The Southwest Ouorte! of Ih< Northwest Quarter of Section 7. lounsnip 31. Range 22. except these perces demoee es
Om. South the g to i So Southwest 0 00000 of the Northwest OuP1e of Section 7, Township l . R 20 feet;
c East parallel w MNthe North lIiOe of me Southwest Ouo1le elNMen tnrest 0uprler o 0,10005 of distance 60 Teel: thence
Nate Petrone with the Nest liner of the Southwest Godle, of the Northwest NOuorle, I9 a poet of ntersect. .
of the s Northwest Worl.? + w e y using 100 50nh IM of the Southwest Quarter of the 000I00est
North ernlo the p of 4 beginning, a thence
Thal port beginning la a Southwest 5t the Southwest 000170, of Me NorlMesl guar. of Section 7. thence East
along Me South. tin of soio Northwest Quarter o Pstonce of 285 I Nero end parallel f the
sl 0001?., o distance 0 175 feel. thence West on p..Nl l.Rhc the South tin of the said the Dueler
SOW a Pole? of ntenecran rile me west 1* said Northwest Cu.. tome South along 1 e Nest line er nsom Northwest
Wo,le, 1 of ..inning; a except.
Weft port n the Southwest Wart., n Northwest Warter of Section 7, Township 31. Ronge 22. ...Pee as
Beg.nng of ah pont on the West line of said Southwest Warier of In s? Cavorter distant 536 feel South of the
a Southwest 0uanernn t Duane. thence Em1 p
SouIn t corner
14th t 0ud 41047 1 wne south o
Soulh.0SI Goo ter of the w best Cart., 0 Lstdge of 208 leel' t said
Southwest ouorter 0 01100,st Overt. a distance o 1047 I 1 tonthe West nn 0 the North Me. of
Northwes? Wort.: thence North Pang sou West line a distance of 205 f«1 to Ine. point of beginnng, and also, a cep?
Wet p e Southwest Ouorter n Northwest Waiter of Section 7, Township 31. Range 22. e s 401.rs
Begnnngt n on pants u Southwest Duceter of the Northwest Worker distance 328 Meet South of the
Northwest c said Southwest Quarter of Northwest puaner. thence East par0Wl with I
Southwest Duarte n of the Northwest Oooner o the o 1047 I« a south P .Bb the Wes? Ian
Southwest Darter 0 Northwest Wan. a 0ssnnce al 208 feet' thence west p.n. with t North ti so
Southwest Duarte o t Goode, a astanee a 107 I« 0 Southwest Oven et e
Northwest Warier: thence Neeth al 50 Nest Inc 4 distance of 208 the to the Par ? of 0egnnng. Moe, County..
AND
The South.. Wanes, of the Northwest Quarter of Section 7, Township 31, Range 22. Anoka County. Minnesota
EXCEPTING the following 4escnbe0 parcels ot property
Mot part of 5ecUnn 7. 7own0iy 31, Ronge 22. Anoka County. 400.0440 0esc00ed as texas:
Commencing at Me Southwest corner of said Southwest Wader 01 he anh esl Warta, 1 Section 7; then North 00
degrees 27 minutes 22 seconds West an 0 Peering. donq the West lee a i of Werter e
Northoott Cor of Section 7 a oistonce of 175.00 I beg.ns, t wing on eoreq of
North 00 degrees 27 minutes 22 s along n e Southwest Worter o I Goorler o
Section 7 o distance eln15000 feet. forth 87 degrees t32 annuls 14 seconds East Ponglo Mtn 1
South 1. d Southwest 0uarler e t Wade, of Section 7 el 759.5 feet; thence South W e
degrees 27nf minutes 22 s s East along o Me pordlel m of 80 Southwest Duarte, of the Northwest
Quarter of Seetmn 7 o 4.lonce of 15000 let, 1 South 87� degrees t 32 minutes 14 seconds West song a One par
with South Ian a e Southwest 0uorler of the N rthwest Warier 0 Section 7 altistemceeon759.50 feet to the point not
0eginni,g, subject too county road over the West 033 Teel mei canl0nng 250 acres East of said County mad.
AND
1051 port of Section 7. Township 36 Range 22 Anoka County, Minnesota desmeed as fellows.
Commencing at the Southwest corner 0 so. southwest 0,49,, o the Northwest Duarte, of Section 7; thence North 00
*egress 2 mnuts 22 secs., West a an ssumed bearing. demo the West line of Said 5,014,..? 000140, o the
Northwest Quarter I Section 7 o dies ance of 325.00 le! to the point of beginning, thence continuing on said beer.. of
North 00 4egrees 37 minutes 22 s ong said Wes Me of the southwest Worker of Me Northwest ?Amster of
5ectian 7 o dstance of 750.00 Met: thence d 87 deee.132 minutes I seconds East donq o line porax ,Ile t
South Me w Southwest Quarter el Me Northwest Warta of Section 7 0 0isloce 1 759 50 feet: Inence ISoulh DO
degrees 27amnutes 22 seconds East 0008 a line petal. with o west ere of the Southwest (Tweeter 51 the x
Quarter of Section 7 0 disl0ce o 150.00 e e Soule 8710e9ees 32 minutes I ads West Pang o o PIN
said South N. of the Southwest Quote to net Northwest Worter of Section 7, aadialemce of 759 50 let to the
with point 51 beginning, .subject to o county read over l the West 33 feet and contomng 250 acres East of said county mod
AND
Lots 12,13,14,15 ond 16. 8,4514 1, SUNSET 0050 an 5. Bec4 1, SUNSET OAKS. e 1 18418 feel. according
to the recorded p0 an file ono of retard . the office of IM Cooly Recd4e Am. County NMnnesoo.
AND
Lot 1. Block 1. MDDEN POND, according to the recar.ed plat on lie and of record in Me Olfee of the County Rimed.,
Anoka County. Mmnessta.
AND
Lots 15, 16. 17. 16. 19 an0 2D. Block I. LM0 AIR PARK N2171N. uccarding to the recorded pal an life and of record n Ine
Office of the County Recorder, An04o Ceunly. Mnnesolo.
AND
Outlets B. C. and D. BENDS CENTURY PARTA STN ADDITION. oeCording to the recorded Pet on fie..d of recar0 n I
Office of Me County Recorder. Anoka, Ceunly. M.ne5010
AND
That part of w ed CARL STREET lyeg weste0y of Narthely extension of IM East lie of Lot 15. 51004 1, LINO AIR
PARK NOR]N, ...mg to the red..O plot o file owe of record n the 0111ce of Me County Record.. Anako County.
Mnnesolo ono easterly of the Cost Rght -of -.thy tine of County Rod No 53
AND
Mot port of the of the SW, of the NW af section 7 towns. 31, range 22 dime. 0 m lotto,,:'. Beginning al the nw corner
thence z ong Ine r 120 1 «I: 1 cost parallel with the north 1.e o , 360
them. P. 1 north p0roz.. . west Me to sea north Ine, thence west Pang sole north line to pow? of beginning:
subjects to easements record
NOTES:
PROPOSED PLAT ZONING R -1
EXISTING PLAT ZONING R
MINIMUM LOT DEPTH
MINIMUM LOT WIDTH
MINIMUM LOT AREA
BUILDING SETBACKS
TOTAL AREA
GROSS DENSITY
NET AREA
NET DENSITY
135 FEET
80 FEET
10,800 S F
FRONT =
REAR =
SIOE =
SIDE (ROW) =
96.11 ACRES
2 72 U /AC.
86.06 AC
3.03 U /AC
40 FEET
30 FEET
10 FEET
30 FEET
!RECEIVE!).
MAY II 3 201
CITY OF LINO LAKES
ES IG
*aji
CENTURY FARM NORTH
z_
2
z o.1
W zYm v
Y
U d a
Z m
J Ino Z
d
W
> n m z
L1 1 m 0.
0
CENTURY FARM NORTH
PRELIMINARY PLAT
JcJ
JcJ
912.3030
4 -03 -2013
1 of 8
NW CORNER. OF
- SW 1/4 OF NW 1/4 OF
1 , SECTION 7. T31. R22
N87-36.19"E
360.00
- Morell co -
■ b� Parcel cvo
i 0.991 Ac
2 , 2{ �� N8299 97 "E 1
L1
ROAD NO 53)
H-
z
0
0
O.
F-
LU
zl
D
(%)
c,s_P
A
o0
wo
742.17
986.97
Existing
Wetland Area
0.448 Ac �
N87'36'19 "E
1289.53
CENTURY FARM NORTH
5TH ADDITION
— OUTLOT
>u _ B
/
•
i
N87°36'19 "E
587°36'19 "N
255.54
ark vacation
nPp -
0.7,5 Ac
244.70
S0T55' \9"W
Ta al
�pAA1NALE 8 UTILITY EASENERi �„
} WETLAND = I
1T_ a M
L
P A.
At
s
WETLAND
161.05
•
1
�AINACE dt II
t�[31t�i 114 "ELEA&N1 J
2690 —
±3}'ZZ42"W
23.26c.
T27'30
937 3
N8T4�6'3�6�i\
,'4T,3.wETLAND
-4.1** i•
1.1.1.1
uJ_u
TINS POWERLINF EASEMENT PER DOC ENT NO 1915017
` Y
N87 6' 19"
¢cF
ELL
G _—
'rURY
1
--� �
/
FARM
no
524.24
l
DESCRIPTION — (Century Farm outlot)
Outlot A Century Form North 5th Addition
AREA:
427,117 SQ. FT. OR 9.805 ACRES
DESCRIPTION — (Park vacation parcel)
That part of the park area dedicated in Century Form North 5th Addition, Anoka
County, Minnesota described as follows:
Commencing at the Southwest corner of Outlot A of said Century Farm North 5th
Addition; thence Easterly along the South line of Outlot A on an assumed bearing of
North 8T 36" 19" East a distance of 742.17 feet to the Southwesterly corner of
said park and the point of beginning; thence along the South line of said park on a
bearing of North 87' 36" 19" East o distance of 244.79 feet to a corner of said
park; thence North 00 °27'12" West for a distance of 131.89 feet to the Northerly line
of said park; thence South 87° 36" 19" West along the north line of said park a
distance of 255.54 feet to the Northwest corner of said park; thence South 5° 07'
13 "East along the West line of said park for o distance of 131.96 feet to the point
of beginning.
AREA:
32,975 SQ. FT. OR 0.757 ACRES
ILC
— ¢4
0
100
200
SCALE 1' . 100'
DESCRIPTION (Morell parcel)
That part of the Southwest Quarter of the Northwest Quarter of Section
7, Township 31, Range 22.
Beginning at the Northwest corner of the Southwest Quarter of the
Northwest Quarter of Section 7, Township 31, Range 22, thence South
along the West line of said Southwest Quarter of the Northwest
Quarter of Section 7, on an assumed bearing of S00 27'12 "E a
distance of 120 feet; thence N87 36' 19 "E East o distance of 360
feet; thence, parallel with said West line of the Southwest Quarter of
the Northwest Quarter to a point of intersection with the North line of
said Southwest Quarter of the Northwest Quarter; thence Westerly
along the North line of the Southwest Quarter of the Northwest Quarter
to the point of beginning.
AREA:
43,175 SQ. FT. OR 0.991 ACRES
TOTAL AREA: 11.553 ACRES
RECEIVED
MAY 1 3 201'3
CITY Y OF LINO LAKES
CENTURY FARM 6TH ADDITION
LINO LAKES, MN
CERTIFICATE OF SURVEY
CENTURY FARM NORTH
Z �
I--z„
z o 2 u9
W YEN
d vae
Oo>_-,�
W
M O Z
Or I
W m m 0.
0
0
5
0
0
DRAWN
AJI
CNECKED
TKF
PROJEC1 1 912.3030
DATE 3 -11 -13
50407
20FS
19
J
94 CORNER CORNER Of
-SW 1/4 IS NA 1/4 OF
SECTION 7. 731. R22
N87'36.19- E
360.00
7,11,
19-
En
N87°36' I 9"E
'299.97
CENTURY FARM NORTH
:°6.444 16
5TH ADDITION
_ _
----------------------
Ise
—
ON
2
g66.97
.2 .
6
A
-- — OUTLPT:•:13 - 3RD
000.2
57
•5.orqE7
".vraT77
'iovvr
• 1,• 161 05
•
Ar8736'1§"E
2 4.79
10
N
0EL1TURY FARM
/
ojOlNO POWERLINRg05E6AEHT PER' DOC
-
100
201
SCALE 1 100
RECEIVED
MAY 1 3 -21)13
CR OF UNO LAKES
0:
0
1-
0
0
• LJ
cr• g
LC) vc
LJ_ • °
>•-•
uJ
0
CENTURY FARM NORTH
RESOURCE INVENTORY
REVISIONS
Revised per City Review Comments
DRA.
JCJ
CHECKED
JCJ
PRoJECT
912.3030
001E 3-11-13
SHEET
3 0 F8
0
0
0
,N CORNER, 01
"5N 1;. Or Int 13322 Cr
SECSO4 ;, -31.
L 11L._eJ �IL-
om I in
—AMIN
ring ..
Z
0
0 -
U
0
0
Q'
DRAINAGE AND UTILITY EASEMENTS
ARE SHOWN AS THUS:
STREET
TO 00-
00—
L,0o0
000
,0001
REAR LINE
1000
BEING 10 FEET N OOTN AOJOINiN0 010E
LOT LINES. ARO 10 FEET N w1OT11
a0,1dNMNC STREET LINES ANC REAR
LOT UNES. ONLE55 OTNER*n55 SHO*N
00(000EO AS SNONN ON THE PLAT
RECEIVED
MAY 1. 3 ;103
CiTY OF UNO LAKES
GRAPHIC SCALE
ON
04 FEET)
I men - 100 10
/ I ;Z. \
/ P‘v r r
�f5 \— CENTERLINE . - - ---
SAFETY ZONE A
(240'X1707')
RUNWAY OVERRUN/
DISPLACED THRESHOLD
L. % =
,� A r d R L RUNWAY SAFETY AREA
_` 1Nj r 2
�
,
7
-/— .s r ° d r
ogo
RV 4 I
CENTURY FARM NORTH
CENTURY FARM NORTH
AMENDED PRELIMINARY PLAT
JcJ
JcJ
912 3030
4 -03 -2013
4 of 8
V11(•.411.01.. ,,,,, .....■■•••■••,-11.12NGIn 0111.11• 9,11,•13 11.31/8
_ .R0BJEgly _ _
; I
A 'ma.
— 1 •
4
—
W.61111.,.
W
AMBER OF 1.075
CENTURY FARM NORTH /ST ADDITION
CENTURY FARM NORTH 2ND ADOCDCW
CENTURY FARM NORTH 3RD ADDFIION
CENTURY FARM NORM 41H ADDETTON
CENTURY FARM NORTH 5114 ADOITION
CENTURY EARN NORM 6114 ADDITION
ODCRIRY FARM NORTH 7114 AMMON
CENTURY FA RN NORTH 5114 ADDIlION
TOTAL LOTS
TOTAL AREA
GROSS DEVETY
NET AREA
NET DONETY
DRIVIOCE MC wurr usEhon's
M e .I AS 1141A
‚000J
10_00
L..
10.
10.00
1 WAR UNE I
001. 10 FEET .1 11101. ADA:WM 90E
LOT LPCS. AND 0 FEET a 1.114
SIREEr LaNcs 1111
LOT LMES, UNLESS 01.E.A1SE 91011.1
.4.C. TEO AS 5.0..4 41 11* KAT
SINGLE AIR DETACHED TOINNHOUSE TOTAL
FAULT' PARK SINGLE FAMLY UNITS
26 8 16 50
23 42 es
14 9 34 57
5 35 4.3
1.•
19 1
19
14
14
12 12
59 22 54 126 . 2e1
96.111 ACRES
2.72 LVAC.
56.056 AC.
3.03 LVAC.
RECEIVED
MAY 1 3 013
Cirf OF LINO LAKES
GRAPHIC SCALE
IPA
RR MI
115 IN 11 NAM
maim
"4r_ 42:141q,'L,4,,rta"
Limbo-
( 111 FEET )
1 Inch • WO 11
rlIMINAT WIN MIA 01102100
_ _ CENJEITUTE
SAFETY NE A
\\\ \\ — \\\\ \\\\ • .\\
RUNWAY OVERRUN/
DISPLACED THRESHOLD
1111■111111■ANNIrdli, A
LOAMY WRIT IINA
CENTURY FARM NORTH
z 62tp,
LLJ
a.
o
ID
LIJg.9
x‹.7,
>1.32i
Lu 11 co a.
ca
CENTURY FARM NORTH
PROPOSED PHASING PLAN
JeJ
,10111
JcJ
912.3030
0•17
4-03-2013
5 of 8
•
•
r i r i
:401:11:na:INInRC1
lit
r_°� :ids
•
RIl
TREE PNESERVA11011 MICAS
IIA1IVE SEEDING NON 11E11A10 AND ADC
• NCEL DOW GROOVED NIIEET LIGHT
1. M ORDER 10 PRESERVE aO311I 1NQS MO
WETLAND MDIO WOW ROA0. NO AOONIOIML
111011111110 MO LANDSCAPING NtLL E ',STALLED.
2. 11111141011131 NOM ATTALSNta NO DETALSED
MALL TAME ADO 11ONAL IANENCWI IO PER
AITACIED TYPICAL DUAL.
TYPICAL 1Sa: PMETTE
OvaaWRT TREES
AI S44 INOEN
iE 11 WNW OAR
NOM= AI OAR
IRONWOOD
OWEN ASH
MEMORY NNW
OW AMU
11ONMtaS MIMI 01
lDVIGINERRY
EVEIONEEII TREES
ItACO MIS WINCE
N UE PNE
AIRINAN PNE
TREE COIINT
STREET
rss
MIaDOR
ttt
TOTAL 0111311170121
DNMIAE NO O1UTY ELSIE=
ATE MOWN AS 110!
10.00 J
LTOR�
— 10.00
MOO [ 0
1 AEAR 1AE�
O 1 C 10 FEET N TgTN bpi 90E
LOT LIES AND 0 FEET N NON
.OAOP.0 STREET LIES MD P 04
LOT LEES, UNLESS 011000V 9,000
. anTEO AS SNOWS OR TIE PLAT
Y
144
at
107
GRAPHIC SCALE
(ch PEfl
T' M O TOO R
RECE VE D
fY i 3 U1
431 1Y OF La10 LAKES
r• aw sew -A wawa"
caLnitag
SAFETY ZONE A
RUNWAY OVERRUN/
DISPLACED THRESHOLD
1-111111111Vt war A
CENTURY FARM NORTH
CENTURY FARM NORTH
PRELIMINARY LANDSCAPE PLAN
Jr..1 Joni
912.3030
War
4 -03 -2013
6 of 8
NW CORNER OF
SW 1/4 OF NW 1/4 OF
SECTION 7, T31, R22
62.50. -1 62.00 I 62.00
L.9.4 2..0=
,,;11117.._1
rte
! i ! •
:.>AS J 0•1=7:4. na•111* PMEMM! uAA,..
L J iws� j
L.!.! L:.
III S I1
MOO
= 2 2,12 SF
3 2.112
4 2.412 S
241.129
2.112 SF
MANACE MO SOW EMOMI S
ME MOM AS 1MM
10.00 J
10.00 —
IEMI WE/
9EN0 ID FEET M 0+054 AD.0,000 90E
l01 00E5. 0440 0 Flit .1 ■040
�0.1D0N0 S10EE1 LINES 0440 0010
1.01 1041. 504ES 0114E00000 410014
1m ,ts 410.0. 114 114E N.T
L10DD
10.00
GRAPHIC SCALE
0 ft
( IN FEET )
I melt GO 0.
RECEIVED
MAY 1 3 2013
CITY OF LINO LAKES
4
CENTURY FARM NORTH
CENTURY FARM NORTH
AMENDED GRADING PLAN
JeJ
11123030
4 -03 -2013
7 of 8
ma! dew 016.5
10
100
NW CORNER OF
SW 1/4 OF NW 1/4 OF
SECTION 7, T31, R22
1
1
1 6200 62110 111 'f � {II
MILO
ws� { { I j Ms'l I I�- Rti .. I t Ili �sl, II
{ ro j Isrro '� I ssrn I I 1 ssrol I is:i SZI ssrol ,
sea ..... 4 5..,- N6.1 1Ii_. • Ili _I I.
M,(S a I I •
40 :11`.la 211191:41M
L 11
1M
"�.w C:.OD ' . x-00 I 620D 00 I 6200 1 slop
112 SF. 12
2.112 SF.
2111253'.
4 2.112 Sf.
- 2.112 sp
3 2.112 Si.
5 2.112 SF.
4 2.112 SF.
s211253. • 2112 St$
24.129
ITENTURY FARM NORTH=
77
!STRUCTURE SCHEDULE
STRUCTURE
RIM
INVERT
INVERT
INVERT
ELEV
OUT
IN
IN
Ex MH 61
900.83
881.77
881.82
887.08
MH 62
901.52
882.42
883.47
MH 63
901.52
883.32
883.37
883.37
MH 64
901.30
884.05
884.10
MH 65
900.30
884.76
884.81
884.92
MH 66
899.93
886.07
886.12
MH 67
900.44
887.23
MH 68
901.50
885.31
885.36
MH 69
902.24
883.83
883.88
UTILITY NOTES
1. CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES
PRIOR TO THE COMMENCEMENT OF SITE GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY ENGINEER OF
DISCREPANCIES OR VARIATIONS FROM THE PLANS.
2. ALL EXISTING UTILITY LOCATIONS SHOWN ARE APPROXIMATE. CONTACT "GOPHER STATE ONE CALL" (651- 454 -0002)
FOR UTILITY LOCATIONS, 48 HOURS PRIOR TO EXCAVATION.
3. UTILITY CONSTRUCTION SHALL CONFORM TO THE CITY OF LINO LAKES STANDARDS OR TO THE CURRENT EDITION OF
"STANDARD SPECIFICATIONS FOR WATER MAIN AND SERVICE LINE INSTALLATION AND SANITARY SEWER AND STORM
SEWER INSTALLATION" AS PREPARED BY THE CITY ENGINEERS ASSOCIATION OF MINNESOTA.
4. ALL WATER SERVICE PIPE TO BE TYPE "K" COPPER PIPE UNLESS OTHERWISE NOTED.
5. MAINTAIN 8.0' OF COVER OVER ALL WATERMAIN, UNLESS OTHERWISE NOTED. EXTRA DEPTH MAY BE REQUIRED TO
MAINTAIN A MIN. 18" VERTICAL SEPARATION TO SANITARY OR STORM SEWER LINES.
6. A MINIMUM OF 18" OF VERTICAL SEPARATION AND 10' OF HORIZONTAL SEPARATION IS REQUIRED FOR ALL UTILITIES,
UNLESS OTHERWISE NOTED.
7. ALL SANITARY SEWER PIPE TO BE POLYVINYL CHLORIDE PIPE (P.V.C.) SDR 26 UNLESS OTHERWISE NOTED.
8. CONTRACTOR SHALL MAINTAIN AS -BUILT PLANS THROUGHOUT CONSTRUCTION AND SUBMIT THESE PLANS TO
ENGINEER UPON COMPLETION OF WORK.
ms per city comments
t
0
CENTURY FARM NORTH
CENTURY FARM NORTH
AMENDED UTILITY PLAN
DRAM
.kJ
1,
912.3030
DATE
4 -03 -2013
8 of 8
°
• ,st
1—
Z
0
1-
0 z
7. 7
CENTURY FARM NORTH
6TH ADDMON
N8736 19'E
e2
L
L L4 L
M9T36
29! 97
BL C
1101111M.7191■MIIICTL.IMEN•126.0111•11,
ROBINS0±1,
ri
62 00
r
L 7_1
ri
Li L.13
62 00
L..11
K 2
02,0
r–
7
1E88.93
CENTURY FARM NORTH
5TH ADDITION
r
5 •
12..J
r
Li
F-7
.L±J
SO
62.00
6200
62 00
LJ
L 0
OT B – 3RD
tIke7.
176
6100
0 00
000 1200
ROBIN ON iRVE _
----
N87'36 19"E
360.00
szao 62 CO
rn
LJ
.00 6:00
BLOC 4
LJ L..i L..i 'L..j L.j:LJ Li
0 GO -0.00 -0i0; I n�
67 47
BLOC K 5
5 -1
L..J LJ
6300
44-
00
0
\\
P A R K
1,$...„61....„,1.3e-t%.,,,,,,,,t,,,\
------,.. -
,
...z,.
\ '
•
1 35
524.24
oft.yot Tat
otr7.-cfi _
/
: 660
P-EbETRy
17X
E.
,
N87-916',1 LE
•00
e‘c
ELC
to _atZr-
a
,- ---,7
r
RECOVED
MM 13 202
CiTY OF LINO LAKES
60.00
WI 67
30
82.50
82.50
h7 )li
—1o'
10
62.00
2
62.00
R&13 IS 12" PVC 0 0.37V
10
0 100
20C
SCALE 1 = 100
1-
0
z z
2 2
Lri
H
z
uJ
<
ADJACENT PARCEL CONCEPT
CENTURY FARM NORTH
Li
z
z 2 rb
w Z
2 cc .01-
<
QD.
—
Z
0 CC
LUMOZ
>
-00
re I
0., 00 0.
0
_
,./.!30.5512
DRAWN • 0,000:0
JC..1 JcJ
TRS,SC- # 912.3030
3-11-13
s.-z0. ,
1
CENTURY EARN NOR. 1ST A00. TIRO 6D1 ADD.
Wd senpn r1, 5 PegB\ProJects \D.os- Cre0-2\lCLITER PARCEL630- 001\1111Exvislor0- 12- 13-02\91200111ASE.DW 9/252003 104600 AN CDT
OUTLOT B
NUMBER OF LOTS
C. TURY FARM NORTH 1ST ADDITION
C TURY FARM NORTH 2ND ADDITION
C TURY FARM NORTH 3RD ADDITION
C TURY FARM NORTH 4TH ADDITION
C TURY FARM NORTH 5TH ADDITION
N
SINGLE
FAMILY
30
AIR
PARK SINGLE FAMILY
9 17
23
9
5
DETACHED
9
5
TOWN
OUSE TOTAL
UNITS
42
34
38
38
56
65
52
43
43
TAL LOTS
TAL AREA
OSS DENSITY
AREA
DENSITY
0 103
30 9
75
95.12 ACRES
2.63 U /AC.
85.23 AC.
2.93 U /AC.
DRAINAGE AND 911UTY EASEMENTS
ARE SNOW AS 1MUS
116:37
10.00 -1
11610
I REM LieI
SEM 10 FEET N 11101N AOIONNG SIX
LOT UNES. AND 10 FEET N mum
AO.ONND STREET UIES MO REM
LOT UNES. UNLESS 01NERWL4 SWIM
NDICAIED AS SNORN CN DE PLAT
GRAPHIC SCALE
(per)
1 5,06 100 61
TITK`N_ LOT NEAR
1
6
249
0
3
.A�
1
RUNWAY SAFETY AREA (200')(2600')
MRS OF DRIVEABLE SURFACE
DRACUNE MAT) RUNWAY (1225(2200')- _______
LIMIT OF RUNWAY
STABILIZATION
1
J
SAFETY ZONE A
(240'X1707')
RUNWAY OVERRUN/
DISPLACED THRESHOLD
MIT OFK HAQL
DISTURBANCE
0
3p0'
-TURK
WITH 180' TRANSITION
T UPORARY
— RUNWAY SAFETY AREA
111
8I
h
"s
02
96
9
2
0
oS
P1
SAD (COUNTY
N8•96' 19 "E
299.97
DESCRIPTION:
CENTURY FARM NORTH 5TH ADDITION
MAI
N87'36. 19"E
n>0
1351.54
LOTS 1 THROUGH 5, BLOCK 2, AND
OUTLOTS A AND B, OF
CENTURY FARM NORTH 4TH ADDITION
ANOKA COUNTY, MINNESOTA
SUBJECT TO EASEMENTS OF RECORD.
I
CSIA1\.:
O U T L O T A l
742.17
01 c
CENTURY / /
/
58T36'19'W
to
!
0 0
FARM
6-
6 I
6 I
6 1
1 I
■
P A
1596.91
==
l' _ —W� '�HAll k ^Lltt �ASQQ!'.
O Kes� -o' 1 J . e.m • e.t
�.. :.. P.. ^= i � , s _ ■ 111 ' z RA:aiI:Y�Xi•' a�
•4 - - ROBINSON DRNE 8
N OUTLOT B - 3RD
iN
N N
” P.O
rI \ +a
I
/
/
/
/
119.67 00
/
DRANAG_ k '.'n,i•r _ACEL:N',k.
1.
230.00
I� a4
587'36'111'W -
24.46
4-
W „ANO
At
N8'7•46.36
4Z.I ETLAND
MORGAN
LANE
- +- EX'S';'XG POWER.-.111E _ASEVE9' PER J')C' EW N0. 5017
1
524.24 11'BT 6 19 E
fi
NORTH
1
0
A
a
2.00
62.00
0
N)
I
62
JO
62
6:
4H 6, ROBINSON, I DRIVE
1 1
TYPICAL SETBACKS
100
SCALE 1- 100'
EXISTING COMPREHENSIVE PLAN DESIGNATION:
MEDIUM DENSITY
EXISTING ZONING:
PLANNED UNIT DEVELOPMENT (PUD)
EXISTING SETBACKS:
FRONT: 40 FEET — Collector Street
FRONT: 30 FEET — Residential Street
REAR: 30 FEET
SIDE: 10 FEET
TOTAL AREA:
746,174 SO. FT. OR 17 130 ACRES
RECEIVED
FEB 0 4 2011
CITY OF LINO LAKES
200
z
O
0
0
Z
=
�
�w
2 Y
u_ b
> J
I—
z
LL I
U
PRELIMINARY PLAT AMENDMENT
CENTURY FARM NORTH
U
z
N
J O,
Z
z
W z
cc
cc
gY <�
6l V a
z
J 03 O z
W
n 22
u 7 00
0
IgNg
rs
z
0
5
0
RAJCJ Vn C ^ECKED
JCJ
912.3030
BASE 11 -02 -10
51111.11 M
1
1
1
•
1
1
•
AY 13 2013
CITY OF LINO LAKES
1
3
1
1
1
1
1
•
1
1
1
3
3
3
2
a
RECEIVED
MAY 13 Z013
CITY OF LINO LAKES
Amp tiogialmrksailellieilli•1111•811•11111111.2,11 ' ' *SI ' - Miran* 610•1111•111111114111111111111.11•1111•11111MMMISMom x•Simm1w•ese Iminam
4.••■•■■.........1 MN =UM Me /NM 1,0=.MOONN•IMMIMNIMOsmonmiNamalliat 1141.1112sanomposIM Moimpsylk• _mow Wow inowool
AIMI111111111111 INUI=1.1.■ 1111111111111111111W141•11.1111•111111 111111111■11 011111111111•MHBIRMS0111110111MMIIIIIIIMIIIIIIIMMIS.
AelamlowseiNasilil mum.. moinuommit NM 11111111111111=11111111111111111WISIMIIIIMMaill Mal onillintt
,Aloomommanpiumnism •11•11•MMINNIMIIII owl Ma sor.rialt.., =mom meow
IllinlinallelMnima■mora"..".."."."......M111111 4.22:1110_,U141__■71:NAmm".. amioNsom si•moo•=1.1•111•117MMtiorMarit'
01101•1111111=Imm MI 1■111111111■1111111111, IIIII1_117rVirill Mallo••••111111111110 Wm NOM_
.41•=11=1118"1111MIT.11".".■••=111111•11.4. =•Pill=1111111111 111111111WIWAMININIMMINIMIlmn• Mon sim_pos mix All 11/111/MITC1011m•Milll
'MN 11111111■111•111111111•1 I
lialleallimmill••■=111.2. IIIIIIINONNOMIIIIII one BM ----- 1111111111•11111s1111111SETIMM
'SIMS 1111■•••• INIIIImarall
MIMI= siMp ion •IIIMMII•Mim iminuelimmo
N•MIIIIIIN•iiminiril
PII iliiiiIIIIII 101.111111111111•11111BanirMMI 1111111111111161111r
111•1■11111 liMillilhilMarerdirtrararlIVIIIIMITIOIN r. -1-4-`"
■••■••■■== ilinimin
WNW" 10•11•11p■••••••••■■■..• OM lir
- .4146.11111■•■•111111
alllinwill11111111111111WAINIZI11•111111.1111111
= OINI
II IlarliMIIINIMIUmill■■W••111 Y.. UNIMININI
, 11112V■111111M NM am Imo IMMO
1111M•111111111111011111111MINIMIrA
,.r,.1- , ,I._-1 INS="711112"011111■17"•1•11ME. ... fir..a.::%
III ..31:1111111 .3filar.MIIII, my "
"=1411==• . uslumwouwwwina. No, =maw
ammeTi. -10...
Tag......vanWAIr. ..ZZAINIAIMENO mil1111•11•••■•••■•• a/
awsruuwanAmi.wwwwww.74:111111......1•721111.4110...111•11•11.14.7:711■1111111011?"
1111111•••
.411130,d tam.-
.....1. am . AnnaMilinnismainuablWnitiw. 'm.
.....rir ..winainruiv—■—•—..zutivinamn. • =amp CEO VII r
F ri
_MEM
... .anilinnniiii‘r AIVIA111111V11111111 NUMANUNAIN. ...01.1.Z2 1 III II IIP 111 fr El .11
...=-.........
• 1.1
NA III ge ■:' '
IN/ ..‘tc.als' 6. so.% ....-ai g .41 a a gm r■ ..“..,...........u.kaa, ,..,..ukiL.,ave.ieoire,. N.7.5.0. csasm iii.e.. NIB I , , ip IN 61.1.1M 1111 IN
r....at mamma sow wr....11.11.mia rim =mom wan aemmililh..10.108m....ota aim onminilia.....1 , --, .. al 1.... an
IIMINIMIN el
MI11111■11=11M1 ..........r_i . Ns Eximm
NOMMONINIIME —
-= •••••■•■•1111 IMINNIN
MINIMINE
...,, J,,, MINUMMINNIM ord no min
. ,....k.,,r: Plor to: -III NMI az 1111 i II IIIMLF "..4 :0
Mill 11111 I MP - ,....1 IX,
MOIR
''',.‘ -',■-. *,-, ',:..,,' --;- *, ,
1-•,- ,.... , .4, * , - 1 1 .E.,.. ,..„,„ .
... .,. .0.. r . -.-., :„.7—ser1.1 •1 ; re. wiv.,,,,T=
• .":.• '.1.' .: .. '..1.44-.:: 1.111nrilrr 111111.11. :A.V.4.114"
V1 '
• • .. .r 70.i MMI
I v* ■
y ' .4'4- : ,...'e• ., 0 . ,.... am I ,....'1..., . •-v, • I . • 4
; al . Ait
.., .0 , ,•
L,. 1414:fiall■:. .f.1.-' IP"
.;
... ,/ - _ • .. i 4644.1,4, j , ,w, Am-- t• Ili UM". - :. --...
• . /11. or , 416, .1.1■1 , -
es AIIIIIMIW _NOM MG .1.■•••1•1.11 01•11110Wiai anoins MIMI is•inniumsliiiii•OSIMISMIlliiiiiii•su_Wwlemmaill•INOMINIMM•irmlliNNIIIII.IMMI•
111111.•■•••• MOM= MI NM =NMI MU 4111•11•1011 Mel NI1101•••••• ••••111111•11111111101•101•111111■11m11.11111•111111111111•1•IsMONIINII all 1111111111•111•011MI 11.1•111•21•1
■••■1•/■••• NMI ••••■•••011•11•1• awe ImmaMountilimilail•••■■■•••••• •••■■■••• MOO •••111=a•MII oll.mslia Mama= mon Mr •111.1111.•0111.1.111116•111.1i MN Um
IMO OM MOM MN MENNIIMII••_111111RIMMMIIIIIMIIIIIMIE 01•111111•=11111.1•101•••••• 11_ 11111111111111111=01/SIMINIMIIMIIIINI 1•1•111 MN
limwINMENIMI■1111111•01•4111111mi limmilIMMIIIIIMEN SWUM NM ni...MOn..r,wwwww1111NIALIMMI1110.•• MIN ••1.1•1•17001•1 minim ••••
notp•M•1111M.111 MIMEO •■•■1•11111mis =III mow ■•1•1••••■•111111NA•111•111111ww 1•111111•••=111 NM MOIIIMINIM TONImomm 'INEZ= •
IIIMIIIMInielnell•••••••1111MISINIVINIMM•1•1 mow 011111•111111 ••••=01111•■■■1111111••111111•1•1111111111 OM
LIM= 4•1111111•111111•11IMII■amsnInww•sinpaNNOMMIlmil IIIIIMIIIINOMMIIMINII=1.0••■■•■■••• Mill IIMIII•NamilIN ono am mom mos
=NUNN 1•11ARINAI
po..... ung_krimis.................. •••=am MIMI. INIIINIMME■VMMINS aelMANKIIIIUMr.o. 1•1111•00111111MINAMINII
"Aims.
IMAM ONINATAMININOW1Wricial/ NIIMININIZINININIBM IIM•••■•■••■• Manna ANIAM•TormmINNI
al MUM.= ow ••1110110 NM UM 1111•110F■ INIIIIIIIIIIIIIII 11111111111MISINK,IM . NM WININIMI
WIMilinnclowiallillinilais =MOWN V' N ion •••■•1111111m NW. loolawom■MITATM161111227:■•••■•■■•■11111B . immes.1••■••
111111■ ••••11111 111111•111■•■•••
I taw ma VP,
MO MINIUM 11111111111•11MIr
111•13/ON MIIIIIMINII :. min mpg= 11110111.111/MTI
NIIIIMITI•111=1111.1ffilIMININIII algir,411' MIIMIll "ererellallal
IMP AMENS:0 maim. ggLArin
-mama immoornININII• As IMEMIMMailliiiiirlift,•••
MIMI= IIIIII NM IIIIIMILINSMINIIIIK MO NMI IMMIll110611111
NM
ow Mier. er... Am AlwIl •••■Limmaim
Ilella • „......rairilall 11111/IMMIIII IIIIIIIIIIMMI MINIM
piiii■M" NINNIIIIIIIVa. ..411MaarCIIIIIMIIII ■Y,, .111111MTNIM
all .mmumaimallir.QMIIMMNONIMiNpiliellilla
,INIIIIIK■IIIIMMIIIMINMEIIIIMEMII,
•0811111=1/41MIMMINUIMIMMINIMININ .WEINIIM Wm
,1111611Manr.
Nail
MMIIMINIMINA 411M111•41111111•WENIMIIMIIIEBEIBMINISEFIS•AMINMINIMMIMIMMINIIMINEIV .11111110111MINI ,
MN iliMilamr •ONIIIIIIIMMIIIIIIIIIIINIMINISIIIMENINILEIE1 ini•■•■■•••MMIIIMIIMIN ir ,IMIIMINIMINM MI • .,
Mill MU/ • •OBININIIIIMMIMIIIINIIMISIIIINIMIIEWAIMMININIM IMMINIINSINIMIXIM, .011misInmMil VIM
ate Imam, • MENNEN. fill1111111•11101••••=07•41111•••■1•11•1•1•111=M• ■■• NOININIMI___ __kM}_ mle.
tw• 'gm eganrwmal mil -sielamb.....mmu...........- Nimm■aw.■ ......
our ,,, sv., as ...aa. N ir.M.MIIIIIIMIIIMINININI•illa sr .re ".1••••111INIIIMIER.
allib.......i... — -- ...•11•11•MIN•=1111•MOINIM/...-saIN ..5e-.-.N•MMIMIN11•1•101•.
INIII/W.111111.11O. "NI INIIMIL.Zeilli 11..:41.111111.•■•■• •••=1111••111111111 • 4 SEM= Fla WE 11.7111=1=1•111111•11 SIMMS Ob.
-••■• I•1•I SIM
.rasrejrjitaewrelrardv.
fir ■Mi■arlimalia
rage i011
MN IN MN
„ II
11uIIISa
NI :11
III '41
II VA - 0•
di
ELF- .61:Tlc:•i\
L
. "-■.. • s. ....�.. •e.
httns: / /webmail.hmc 1.comcast. net/ owa/ WebReadyViewBody .aspx?t=att&id =Rg ABU8vCXbJ5JRK... 8/22/201
0 In
6WDROOM
0
in
10:6=e1,
LIvING ROOM
L NI10
'41
4
ff
0
4" concrete floor
"0%),J18,8099114-."-
0
z
•
0
0
•
fuoued
z
tu
0
1-
V
ervue,
1„o-J
9
„
„
MAIN FLOOR PLAN
.t
•
•
•
,li
,z1
J -,8l
6
•
•
t+091.Nb1NMVO „o-.4b
SAeX LtLI
O>!t^i9
•
.O .Z
ERESS
fo
2
Nil IE.
YO 0,
1111101 O 7:37-ar4
■ ant
SKOti'JeW 0 •
.d-.4 „6,1. 4 "o-01
Ie
SALXLti)
OiBL-LM
SAL Y LILI
1A1.7iL 6(L}
9935-iad p CC
1
a�
I
S +b82 7s1-9F1,f
z O
O
UNrn
13d21N7
r.
ter
L
I
•
•
•
CENTURY FARM NORTH 6th ADDITION
TABLEA
LOT AREA SUMMARY
20-Mar13!
'
'
;
�
|
Block No. ! Lot No
! Lot Area 1
Lot Area
/
|
! Sq. Ft. !
Acres
!
� �
|
1 : 1
|1O.725IW.
| 2
! 8,060.00
�
/ . 3
1 8,}80.0}1
| 4
i 8.060I0
i 5
/ 8/)6Ol]1
|
6
� 8,060l0
| 7
| 8.00O.0O
| 8
| 8.06Ol0
/
:
!
i
2 | 1
' 8/060l01
.
2
| 8'OGOI}�
| 3
i 10,725.00: '
!
�
|
3 1
. 10.725.00/
2
' 8,060.00'
3
' 8.060.00.
4
8.000.00|
.
| 5
. 8.000.001
6
8,060.00'
7
8,060.00
8
. 8.060.00
9
' 8'000l0
i
10
! 8,060.00!
/ 11
| 8 , 060.00:
!
1
4 1
111,175.501
2
) 8.172.20
3
| 8 17�I�|
' '
|
|
� 4
|
' 8,172.20
5
0.172.20i
' 6
: 8.172.20
/ 7
• 8.172.201
. 8
10.874.30.
/ .
5 1
8,304.031
2
. 8.304.03'
!
3
�
/ � B.508�2'
�
. .
OuUotA
| 13.515]901
Outlot B
|25B77.2O�
!
Outlot C .
62507.281
,
1 |
'
Future Street Access
7,908.60
���
"^��vEoIED
mAY 3 2013 CiTY OF LINO
•
•
•
CENTURY FARM NORTH 6th ADDITION
TABLE A I I !
LOT AREA SUMMARY
20- Mar -13
f � !
Block No.
Lot No j Lot Area
j Lot Area
Sq. Ft.
Acres
1
1
1 1 10,725.00'
2 1 8,060.00
3 8,060.00
4 1 8,060.00
5
8,060.00
6 i 8,060.00
1
7
i 8,060.00
8
8,060.00
I
�
2 1 1 8,060.00
2 1 8,060.00
3 ! 10,725.00
3 1 10,725.00
2 j 8,060.00
3 8,060.00
4 8,060.00,
5 ; 8,060.00
6 8,060.00 '
7 8,060.00
8
8,060.00
9
8,060.00
10
8,060.00 1
11
8,060.00
4
1
11,175.501
2
8,172.20
3
8,172.20
J
4
8,172.20
5 8,172.20
6 8,172.20
7 I 8,172.20
8 j 10,874.30
5
1 8,304.031
2 8,304.031
3 , 8,598.621
Outlot A
13,515.901
Outlot B i 1
25,877.201
Outlot C 52,507.281
I
Future Street Access 1 7,908.60
i
RECEIVED
mg 1 3 2013
CITY OF UNO LAKES
•
•
PLANNING & ZONING BOARD
AGENDA ITEM 6B
STAFF ORIGINATOR: Michael Grochala
P & Z MEETING DATE: June 12, 2013
REQUEST: Discussion Item — Landscaping Regulations
Case No. TA2013 -001
APPLICANT: City of Lino Lakes
REVIEW DEADLINE: Not Applicable — City Initiated
BACKGROUND
The City Council approved Ordinance No. 08 -12, amending the zoning ordinance
landscaping requirements, in July of 2012. The requirements addressed five areas of
landscaping including; 1) Boulevard Trees; 2) Canopy Coverage; 3) Foundation
Landscape; 4) Open Areas Landscape; and 5) Buffer and Screen. The requirements were
applied for the first time with the Bill's Superette project and appear to have achieved the
desired level of landscaping.
However, as staff began working with the ordinance on other sites we have identified the
need to review and potentially amend the ordinance requirements. Changes that staff
believe should be considered include the following:
1) Exception from Canopy Coverage requirements for Industrial storage /delivery
areas and /or
2) Reduction in the coverage percentage and /or different levels for commercial and
industrial properties.
3) Limit foundation planting requirements to front and street facing facades.
4) Requirements for residential lawns need to be added.
The Planning and Zoning Board discussed these potential changes in February of 2013
and directed staff to continue working on an amendment. Staff is now proposing specific
amendments for the boards discussion and future consideration.
ANALYSIS
Canopy Coverage
Page 1
Landscaping Regulations P & Z Report 6/12/13
The Canopy Coverage requirement is intended to mitigate the effects of impervious areas
by intercepting rainfall, protecting pavement, reducing the heat island effect and
improving aesthetics. These areas include loading drives, parking lots, driveways, drop -
offs and other areas covered with a hard surface intended for vehicles. The minimum
canopy coverage for all uses is 40 %.
As noted, all hard surface areas are included for canopy coverage calculation purposes.
However, industrial uses often have sizable loading areas and working yards that 1)
substantially increase the Canopy Coverage requirement; and 2) are extremely difficult or
impractical to insert landscaping into. Staff is of the opinion that exempting these areas
from the calculation requirement should be considered.
The draft ordinance eliminates the phrase "loading areas" and exempts permitted outdoor
storage areas.
Foundation Plantings
The foundation planting requirements currently provide for plantings along all four sides
of a building. While an allowance is made for loading areas, staff is of the opinion that in
all practicality the provisions should only apply to street facing sides of the building
and/or general parking areas. This is more of a concern in industrial areas where loading
areas may take up more than one side of a building.
The proposed changes eliminate the requirements for foundation planting on rear and
sides but requires all front and street facing sides to include plantings. Additionally, staff
is proposing to allow trees planted within 30 feet of the building to be considered part of
the foundation plantings. The purpose of this change is to provide for plantings within
landscaped areas lying between the building and parking/hard surface areas. This also
provides flexibility in locating landscaping to maximize view sheds.
The substitution ratios for smaller plant materials was also changed allow for easier
calculations.
Residential Lawn Requirements
The City requires all residential properties to install landscaping including ornamental
grass i.e., sod or seed prior to issuance of a Certificate of Occupancy. However, the
specific citation was inadvertently deleted when the revised ordinance was adopted. Staff
is proposing language be added addressing minimum residential landscaping
requirements.
Language was added to Section 2, referencing ground cover including seed and sod.
Section 17 was added to specifically address ground cover requirements. Staff is
proposing requiring sod, at a minimum, for the front 15 feet from curb line for single
family homes. All other properties types would be required to sod landscape areas unless
meeting the specific exemptions. The board may wish to consider expanding this to 30
Page 2 Landscaping Regulations P & Z Report 6/12/13
•
•
•
feet (front yard building setback) or eliminating the provision and continuing to provide
the seed option for the entire property.
The proposed changes are attached. Additions are underlined and deletions are striked
eu.
REQUESTED BOARD DIRECTION
Discussion only. Staff is requesting board direction to pursue possible amendments to
the landscaping requirements.
ATTACHMENTS
1. Draft Landscaping Amendments
Page 3
Landscaping Regulations P & Z Report 6/12/13
Required Screening, Landscaping, and Buffer Yards.
1. Purpose. To establish landscaping and tree preservation standards
to promote high quality site development, compatibility of uses,
biodiversity, tree preservation, and to enhance the health, safety
and general welfare of the residents of the community.
a. Definitions. For the purpose of the Landscaping, Screening
and Tree Preservation Standards, the following definitions
shall apply:
Basic Use Area. Area dedicated to site's use, including
buildings, parking, loading, driveways, streets, outbuildings,
trash enclosures, utilities, landscaping, and grading
necessary for the construction of the above uses. Surface
water detention ponds are not part of the basic use area.
Biodiversity. The variety, distribution and abundance of
living organisms in an ecosystem.
Damage. Action or inaction which does not follow good
arboriculture practices. Damage may include damage
inflicted upon roots by machinery, changing the natural
grade above the root system or around the trunk, destruction
of the natural shape or any action which causes infection,
infestation or decay.
DBH. Diameter at breast height, typically measured at 4' -6'
above the ground.
Detention Area. Area of a detention pond from the normal
water level and up the side slopes to 10' offset from the high
water level.
Disturbance. Any construction, development, removals,
earth movement, clearing or other similar activity.
Drip Line. Imaginary line on the ground that is extended
straight downward from the outermost edge of the canopy.
Foundation Landscape Zone. An area located - Wwithin 15'
of the building for the purpose of planting shrubs and 30' for
the purpose of planting trees.
Invasive Species. A plant non - native to the local ecosystem
which exhibits, or has the potential to exhibit, uncontrolled
growth and invasion or alteration of the natural functions of
any native habitat.
Large Shrub. Large shrubs have a mature height over 6'.
Large Tree. Over story deciduous trees with a mature height
of at least 40'.
Page 4 Landscaping Regulations P & Z Report 6/12/13
•
•
•
•
•
Page 5
Medium Shrub. Medium shrubs have a mature height of 3'-
6'
Medium Tree. Deciduous trees with a mature height over
18' and up to 39'.
Removal. Actual removal or effective removal through
actions resulting in the death of a tree.
Root Protection Zone. A protected area around an existing
tree established by offsetting the drip line 5' away from the
tree center.
Screen. A barrier that hinders sight and, potentially, access.
Small Shrub. Small shrubs have a mature height of less
than 3'. Small shrubs are interchangeable with perennials,
ornamental grasses and groundcovers to fulfill landscape
standards.
Small Tree. Understory deciduous trees with a mature
height of 18' and under.
Tree. Any self supporting woody plant, growing up the earth
with one trunk of at least 3" dbh, or a multi- stemmed trunk
system with a definitely formed crown.
Undesirable Tree. Trees that are dead, diseased, structurally
weak, invasive or trees that are hazardous to people,
infrastructure or buildings.
2. Landscaping Standards. New residential platted subdivisions,
mixed use, commercial, institutional and industrial uses shall be
subject to the landscaping standards unless specifically excepted.
All exposed ground areas, including street boulevards (landscaped
portion of right -of -way), and areas not devoted to off- street parking,
drives, sidewalks, patios or other such improvements shall be
landscaped with sod, seed, shrubs, other ornamental landscape
materials and trees. The landscape standards have been divided
into five categories: Canopy Cover, Foundation Landscape, Open
Areas Landscape, Buffer and Screen, and Boulevard Trees.
Projects shall comply with the applicable requirements of all five
categories.
3. Canopy Cover Standards. The purpose of this requirement is to
mitigate the effects of vehicular hardscape by establishing tree
canopy cover to intercept rainfall, protect pavement from sun
deterioration, reduce the heat island affect, and improve aesthetics.
Vehicular hardscape areas includes loading drives, parking lots,
driveways, drop -offs and other areas covered with a hard surface
intended for vehicles. Canopy cover requirements do not apply to
Landscaping Regulations P & Z Report 6/12/13
Page 6
single family residential development, nor to multi - family residential
development without surface parking other than individual unit
driveways and permitted exterior storage areas in Industrial
Districts.
a. The required minimum canopy coverage for all uses is 40 %.
b. The following equation shall be used to calculate required
canopy coverage:
Vehicular Hardscape (Square Feet) x Canopy Cover Percent
= Required Minimum Canopy Cover (Square Feet)
The total of the assigned canopy coverage values for all the
trees in or near the vehicular hardscape must be equal or
greater than the required minimum. Pervious pavements are
considered 50% hardscape.
c. The assigned canopy coverage value of each tree is based
on planting location, tree size and anticipated tree canopy
size 15 years after planting. The assigned canopy cover
value to each deciduous tree is described in the following
table and illustrations:
Assigned Canoav Cover Value
Planting Location
(for new trees)
Interior
parking lot
islands
Within
less than
T of
vehicular
hardscap
e edge
7' -12'
from
vehicula
r
hardsca
pe edge
Assigned Canopy
Coverage Value
100% of the
canopy
square
footage
50% of
the
canopy
square
footage
25% of
the
canopy
square
footage
Square feet
(SF) of canopy
coverage
Large Tree
950 SF (or
1200 SF in
islands of 3
or more
trees)
600 SF
300 SF
Medium
Tree
500 SF
250 SF
125 SF
Landscaping Regulations P & Z Report 6/12/13
•
•
•
•
•
Large trees in an island containing
r jI 3 more trees are given a- ditional
,
` •� I,' I Canopy Value. See Canopy Coverage
Table.
Trees surrounded by hardscape on 3
sloes are valued at 100% Canopy.
Trees with access to planting soil
outside of the island are required to
meet soil volume requirements for a
shared bed.
Trees in interior islands are valued at
100% Canopy
d. Existing trees may be used to fulfill canopy coverage, as
described in Section 3.Subd. 4.Q.8, when the drip line has
proximity to the edge of the hardscape; therefore, existing
trees do not need to be within less than 7' feet of the
vehicular hardscape edge.
4. Foundation Landscape Standards. The purpose of these
standards is to soften and enhance building architecture, define
access points, add color and seasonal interest, and to blend
buildings in with the natural environment. Foundation Landscaping
Standards do not apply to single family residential development.
a. The foundation landscape planting standards are described
in the following table:
Foundation Landscape Standards
Small Tree
250 SF
125 SF
NA
Existing
Tree:
6 — 12" dbh
1900 SF
950 SF
NA
Existing
Tree:
12+ "dbh
2850 SF
1425 SF
NA
Large trees in an island containing
r jI 3 more trees are given a- ditional
,
` •� I,' I Canopy Value. See Canopy Coverage
Table.
Trees surrounded by hardscape on 3
sloes are valued at 100% Canopy.
Trees with access to planting soil
outside of the island are required to
meet soil volume requirements for a
shared bed.
Trees in interior islands are valued at
100% Canopy
d. Existing trees may be used to fulfill canopy coverage, as
described in Section 3.Subd. 4.Q.8, when the drip line has
proximity to the edge of the hardscape; therefore, existing
trees do not need to be within less than 7' feet of the
vehicular hardscape edge.
4. Foundation Landscape Standards. The purpose of these
standards is to soften and enhance building architecture, define
access points, add color and seasonal interest, and to blend
buildings in with the natural environment. Foundation Landscaping
Standards do not apply to single family residential development.
a. The foundation landscape planting standards are described
in the following table:
Foundation Landscape Standards
* Rounded to the nearest tenth, with a minimum factor of
one. ** Includes private streets.
plants.
b. Round all calculations to the nearest whole number of
c. The required plant materials shall be planted in the
foundation landscape zone adjacent to the building face
Page 7 Landscaping Regulations P & Z Report 6/12/13
Per 100 linear feet (LF) of Building*
Location
Trees and Shrubs
4 barge
3 largo
Front and Street **
2 large
6 large
* Rounded to the nearest tenth, with a minimum factor of
one. ** Includes private streets.
plants.
b. Round all calculations to the nearest whole number of
c. The required plant materials shall be planted in the
foundation landscape zone adjacent to the building face
Page 7 Landscaping Regulations P & Z Report 6/12/13
where the requirement applies. The City may allow flexible
planting locations where service areas or other constraints
make the standards difficult to meet.
d. Existing trees may be used to fulfill the Foundation
Landscape Standards as described in Section 3 Subd.4.Q.8.
e. Smaller landscape materials may be substituted at the
following rates:
1 Large Tree = 1.5 Medium or 2 Small Trees
3-1 Large Shrubs = 5-1.5 Medium or 10 3 Small
Shrubs
f. The design of landscaping for ground areas under the
building roof overhang must take into account the potential
effects of runoff from the roof edge.
Trees planted within 30' of the building show be considered
within the foundation landscape zone
5. Open Areas Landscape Standards: The purpose of these
standards is to provide general site beautification and high
aesthetic quality with a mix of plant materials in open areas. Open
areas include disturbed site areas, such as cul de sac islands,
boulevard medians, storm water management areas, common
areas in multifamily sites that are not for recreation facilities, and
disturbed areas that are not located within the foundation
landscape zone, vehicular hardscape area or the building footprint.
Open Area landscaping standards do not apply to single family
residential Tots. Open areas landscaping shall meet the following
standards.
plants.
Page 8
a. The open areas planting standards are described in the
following table:
Open Areas Landscape Standards
Per 2000 SF*
Trees and Shrubs
1 large
3 large
* Rounded to the nearest tenth, with a minimum factor of
one.
b. Round all calculations to the nearest whole number of
Landscaping Regulations P & Z Report 6/12/13
•
•
•
•
•
c. Only land above the normal water level shall be included in
the open area calculation for storm water detention areas.
Planting shall be located above the normal water level in
detention areas. The City may require specific tree species
in locations where water levels vary.
d. Existing trees may be used to fulfill Open Areas Landscape
Standards as described in Section 3, Subdivision 4.Q.9.
e. Smaller landscape materials may be substituted at the
following rates:
1 Large Tree = 1.5 Medium or 2 Small Trees
3 Large Shrubs = 5 Medium or 10 Small Shrubs
g.
Areas that are included in a project- specific natural resource
management plan that addresses vegetation are not subject
to the open areas landscaping standards.
All lot areas not used for off- street parking, off - street loading,
sidewalks, driveways, building sites or other requirements
shall be landscaped with grass, shrubs, trees or other
acceptable vegetation or treatment as required by this
chapter prior to issuance of a certificate of occupancy.
Exceptions to this requirement are listed in Section 3,
Subdivision 4.Q.14.
6. Buffer and Screen Standards: The purpose of this requirement is
to separate and buffer different land use types, screen roads and
parking, and screen utility and loading areas. The location of
buffers and screens are listed below, while the width of the buffer
yard can be found in the respective zoning districts. Buffers and
screens shall meet the following standards.
a. Required screen location, height, and materials are
described in the following table:
Page 9 Landscaping Regulations P & Z Report 6/12/13
Page 10
Landscape Screen Location, Height and Materials
Location
Required
Screen
Height
Required Screen Materials
Between a
parking lot
and
public right of
way or sidewalk
30 inches
• Year round continuous planting
screen in accordance with
paragraph 6.b.
Or
• A combination of berm and
year round continuous screen
in accordance with paragraph
6.b.
Between
residential uses
and
arterial or
collector road
6 feet
• Year round continuous planting
screen in accordance with6.b.
Or
• Wall or fence and plantings
shall provide shrub cover for
50% of the wall or fence on the
exterior side
Or
• A combination of berm and
year round continuous screen
in accordance with paragraph
6.b.
Between any
development
and
adjacent, less
intense,
residential land
uses
(this includes
across a street
from residential)
but not on the
side of a use
considered to be
the front (as
determined by
the Zoning
Administrator
Between
loading /service
area
and
public view
Landscaping Regulations P & Z Report 6/12/13
•
•
•
•
•
•
Page 11
Location
Required
Screen
Height
Required Screen Materials
Outdoor Storage
• A wall or fence of permanent
Yards
materials and planting shall
provide shrub cover for 50% of
the wall or fence on the
8 feet
exterior side. At its discretion,
the City Council may approve
a modification or waiver from
these standards where the
affected property line adjoins
another industrial property.
b. All continuous year round planting screens shall
require at a minimum a double row of plants with
triangulated spacing. See illustration. Planting
plans shall include species which are sized to appropriately
screen visibility within five years of planting. Small shrubs
shall be a planted at a maximum interval of 3' on center;
medium shrubs shall be planted at a maximum interval of 4'
on center; and large shrubs shall be planted at a maximum
interval of 6' on center unless; otherwise authorized by the
City.
c. A wall or fence intended to provide a continuous year round
screen shall block visibility completely.
d. In addition to the shrub cover required in the table above, all
screens shall be planted with large trees every 50 LF,
medium trees every 35 LF, or small trees every 25 LF or
some combination thereof, along the length of the screen.
e. Existing vegetative screens should be left in place unless
composed of invasive species or otherwise directed by the
City. Existing screens may be enhanced with new plantings
to comply with the standards.
g.
Berms shall be irrigated, have maximum side slopes of 3:1,
and have no less than four (4) inches of topsoil.
Permanent walls and fences shall be
offset by a minimum of 2' at intervals
of 75' maximum length for stability and
visual relief. See illustration.
Landscaping Regulations P & Z Report 6/12/13
h. Approved permanent wall /fence materials shall include
wood, metal, masonry, concrete stone, or other
prefabricated and /or sustainable materials. Non - decorative
concrete block is prohibited for screening walls: rock face
block or other decorative material is required for masonry
walls. Chain Zink fences with slats are prohibited for
screening walls.
Maintenance of the required buffer strip planting and /or
fence shall be the responsibility of the individual property
owners or, if applicable, the homeowners association.
7 Boulevard Tree Standards:
a. Boulevard Trees shall be required in all new subdivisions
within residential zoning districts.
e• -
. .
frontage where property fronts any public road. The City
•
b. Boulevard trees are required at the rate of one tree per lot
frontage for single family and two family Tots. Townhome
and Multi - family properties shall provide boulevard trees at a
rate of 1 tree per 70 linear feet of road frontage where
property fronts any public road.
c. Boulevard trees shall be planted within 14 feet of the curb
line or as otherwise determined by the City Forester.
lad. Existing trees may be used to fulfill boulevard tree standards
at the City's discretion.
e. The City may, at its discretion, purchase and install the
required boulevard trees. In such case the City shall collect
a standard fee per tree. Said fee shall be established by the
City Council and based on the estimated market rate cost to
purchase and install trees within the development site.
8. General Landscaping Standards:
Page 12
a. Desirable existing trees may be used to fulfill Canopy Cover,
Foundation Landscape and Open Areas Landscape
Landscaping Regulations P & Z Report 6/12/13
•
•
•
•
•
•
Page 13
standards if applicable by placement. Desirable existing
trees are valued according to the following table:
Existing Tree Value
b. Plantings may be grouped if part of an approved landscape
plan.
c. Standards may be met with different sizes of trees and
shrubs.
d. New trees may fulfill Canopy Coverage, Foundation
Landscape and Landscape Screen standards
simultaneously if applicable by placement.
e. An existing tree is considered to be removed if the tree trunk
is damaged or if more than 30% of the drip line area is
disturbed during the construction process.
f. The City may allow flexibility in landscape standards if there
are conflicts with solar power, wind power, water harvesting,
food production or other innovative measures proposed for
the site.
g.
The landscape plan shall be compared to all applicable
CPTED (Crime Prevention Through Environmental Design)
standards and reviewed by the police department.
h. Trees and shrubs shall not be planted in the right of way
without City authorization and shall not be planted in
easements without authorization from the holder of the
easement.
Turf slopes in excess of three to one (3:1) are prohibited.
Landscaping Regulations P & Z Report 6/12/13
deciduous
deciduous
trees
deciduous
trees under
between 6 "-
trees over
Tree
6" DBH or
12" DBH or
12" DBH or
Size
evergreen
evergreen
evergreen
trees under
trees
trees over 20'
12' tall
between
tall.
12' -20' tall
Tree
Value
1 large tree
2 large trees
3 large trees
b. Plantings may be grouped if part of an approved landscape
plan.
c. Standards may be met with different sizes of trees and
shrubs.
d. New trees may fulfill Canopy Coverage, Foundation
Landscape and Landscape Screen standards
simultaneously if applicable by placement.
e. An existing tree is considered to be removed if the tree trunk
is damaged or if more than 30% of the drip line area is
disturbed during the construction process.
f. The City may allow flexibility in landscape standards if there
are conflicts with solar power, wind power, water harvesting,
food production or other innovative measures proposed for
the site.
g.
The landscape plan shall be compared to all applicable
CPTED (Crime Prevention Through Environmental Design)
standards and reviewed by the police department.
h. Trees and shrubs shall not be planted in the right of way
without City authorization and shall not be planted in
easements without authorization from the holder of the
easement.
Turf slopes in excess of three to one (3:1) are prohibited.
Landscaping Regulations P & Z Report 6/12/13
17. Sod and Ground Cover. All areas not otherwise improved in
accordance with the approved site plans shall have a minimum depth of
four (4) inches of topsoil and be sodded including boulevard areas.
Exceptions to these criteria may be approved by the Zoning Administrator
as follows:
Page 14
a. Seed may be provided in lieu of sod in any of the following
cases:
1) Where the seed is applied to future expansion areas as
shown on the approved plans.
2) Where the seed is applied adjacent to natural areas or
wetlands. Seed mixture shall be approved by the City.
b. Undisturbed areas containing existing viable natural vegetation
which can be maintained free of foreign and noxious plant
materials.
c. Areas designated as open space or future expansion areas
properly planted and maintained with prairie grass or wild
flowers. Seed mixture shall be approved by the City.
d. Use of mulch materials such as bark, wood chips and
decorative block in support of shrubs and foundation plantings.
e. For single - family residential properties, portions of the yard that
lie beyond fifteen (15) feet from the street /curb line may be
seeded. Proper erosion control measures shall be implemented
and maintained until vegetation is established.
Landscaping Regulations P & Z Report 6/12/13
•
•
•