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HomeMy WebLinkAbout07/27/2011 Env Bd Packet• • City of Lino Lakes Environmental Board Meeting July 27, 2011 6:30 p.m. AGENDA SITE VISIT AT THE COMMUNITY GARDEN SITE: 5:45 1. Call to Order 2. Approval of Minutes April 27, 2011 3. Approval of Agenda 4. Open Mike 5. Action Items A. Oppidan Grocery Store Proposal. Hodgson/Cty Rd J 6. Discussion Items A. Floating Bog — Pond D — Pheasant Hills Preserve B. Blue Heron Days Parade C. Peltier Island Heron Rookery /Tiger Productions 7. Adjourn • • • ENVIRONMENTAL BOARD MEETING April 27, 2011 DATE TIME STARTED TIME ENDED MEMBERS PRESENT MEMBERS ABSENT STAFF PRESENT CITY OF LINO LAKES : April 27, 2011 . 6:33 P.M. . 7:45 P.M. : Mary Jo O'Dea, Barbara Bor, Paula Andrzejewski, Steve Heiskary, Theresa Klaman and Nancie Klebba : Martha DeHaven : Environmental Coordinator Marty Asleson 1. CALL TO ORDER Ms. O'Dea called the meeting to order at 6:32 p.m. 2. Swearing in of Board Members by Mayor Reinert 1. Nancie Klebba — Newly Appointed 2. Mary Jo O'Dea - Reappointed 3. APPROVAL OF MINUTES March 30, 2011: ADD under Agenda Item 5A: Ms. O'Dea requested to look at the placement of a proposed tree that looks to close to the underground tank. Mr. Heiskary made a motion to approve the March 30, 2011 minutes. Ms. Klaman seconded the motion to approve the minutes. Motion carried unanimously. 4. APPROVAL OF AGENDA Add Lino Lakes Correction Facility Storm Water Pollution Prevention Plan to the Open Public Hearing as a joint meeting. Add Community Garden and Heron update to Discussion Items. Ms. Andrzejewski made a motion to approve the agenda. Ms. Klaman seconded the motion to approve the agenda. Motion carried unanimously 5. OPEN MIKE Open mike closed at 6:36 p.m. DRAFT MINUTES 1 ENVIRONMENTAL BOARD MEETING April 27, 2011 6. ACTION ITEMS A. Surface Water Management Open Public Hearing /Tim Payne Mr. Tim Payne, City of Lino Lakes, Mark Ostrander and Dave Rydeen, Minnesota Correctional Facility, presented their Stormwater Pollution Prevention Plan at the Annual Public Meeting April 27, 2011 Mr. Payne stated this meeting is to provide a forum for the City to present the purpose, goals, and requirements of the SWPPP (Storm Water Pollution Prevention Program) to educate, inform and encourage citizens to provide input and comment. The City must solicit public input at an annual meeting required under the Public Education and Outreach Plan including: A presentation about implementation of the City's Surface Water Pollution Prevention Program in 2010 Affording interested persons an opportunity to make oral statements concerning the Storm Water Pollution Prevention Program. Consideration of relevant written materials that interested persons submit concerning the Storm Water Pollution Prevention Program. Consideration of public input in making adjustments to the 2011 implementation plan for the Storm Water Pollution Prevention Program. Mr. Payne reviewed the 2010 Best Management Practice Implementation and Accomplishments which include: Public Education and Outreach, Public Participation and Involvement, Illicit Discharge Detection and Elimination, Construction Site Stormwater Runoff Control, Post - construction Stormwater Management in New Development and Redevelopment, Pollution Prevention and Good Housekeeping for Municipal Operations and the 2011 Best Management Practice and Implementation Goals. Ms. Andrzejewski questioned the Implementation Goals. If citizen call the city or is it only what the city finds when they are out that decides which projects to implement. Mr. Payne stated a good portion of what is done comes from calls from the citizens. Mr. Andrzejewski stated that at Rice Lake Elementary there will three raingardens being installed. LINO LAKES CORRECTIONAL FACILITY PORTION DRAFT MINUTES 2 • • • ENVIRONMENTAL BOARD MEETING April 27, 2011 Mark Ostrander and Dave Rydeen, Minnesota Correctional Facility (MCF). Mr. Ostrander presented an overview of their facility along with background information. He stated the MCF also has a MS4 permit as they are contained within the City of Lino Lakes. 2010 SWPPP Initiatives: Employee and offender education Storm sewer system map Inspections of outfalls and ponds Street and parking lot sweeping Lawn and grounds maintenance procedures Shelter built for salt /sand storage Erosion project adjacent to drain ditch Post Educational Materials Minimum security offender's clean ditch's outside the prison. 2010 SWPPP Activities: Spill prevention and response SOPs for fuel oil unloading Landscape maintenance procedures Target fertilizer, herbicide use Catch basin cleaning Focus on waste minimization and good housekeeping practices Ms. O'Dea opened up the Public Meeting at 7:07 p.m. She asked for any comments from the public regarding either presentation Mr. John DeHaven from 1612 Birch Street, Lino Lakes, questioned if residents had 30 days from today's meeting to comment. Ms. O'Dea stated yes. Mr. DeHaven questioned if there is any cost involved to the City, is anybody going to profit from this and asked if anybody had those answers. Mr. Jim Studenski, City of Lino Lakes Engineer, stated this is an activity all cities have to do. There is a cost that Mr. Payne presented to the board. He stated no profiting takes place. The City is not trying to do something we do not have to do. Mr. Asleson questioned what we as a city can do on a consortium to minimize costs. Mr. Heiskary stated some of the good housekeeping that is being done can actually save the City money to keep sediment out of storm sewers and reducing the amount of salt in the winter. These are all part of our overall efforts. DRAFT MINUTES 3 ENVIRONMENTAL BOARD MEETING April 27, 2011 Mr. Studenski stated preventative measures are the biggest part of the program. The City goes out through calls from residents, etc. If the problems are taken care of early on, this means we do not having to expend the higher cost. Ms. O'Dea questioned hiring private contractors for sweeping. Mr. Payne stated the 6 surface water projects were all contracted out He stated the City staff does everything they have the capability to do. There is a bidding process for the work the City does not have the ability to do. Mr. DeHaven stated that people who call the City, is it by appointment only? He stated it sounds a little bit like appointment only. Mr. Studenski stated all options are out there. Mr. Asleson stated the City follows up on all calls, reports, etc. Mr. Studenski stated through the system that is in place, the City has found structures and pipe they did not know were out there. Ms. Bor questioned the inspection hours quoted for 2010 and were Mr. Payne's hours above included in those quoted. Mr. Payne stated his hours were included in doing inspections with the hours of cleaning catch basin grates, etc. Mr. DeHaven stated if this goes out to bid, does it go to a different person every year. Mr. Studenski stated yes. There is a Public Notice posted so that anyone can bid on the work. He stated local groups /contractors are probably most knowledgeable. Mr. DeHaven stated he likes how the City of Minneapolis handled this. They said please everybody in the City, please everybody take care of your own sewers, take care of your gutters, etc. and it worked. Mr. Studenski stated both the City and MCF are trying to get the word out, along with public education. Mr. Asleson stated there have been many requests to the public thorough newspapers and newsletter articles. Ms. O'Dea asked once again if there were comments from the public. This is the last request for comments from the public. There were none. Mr. DeHaven stated he is proud of the board's sincerity about what they are doing. He stated they must love the city and love what you are doing. Mr. Studenski stated as of today, there are no written comments. DRAFT MINUTES 4 • • • • • ENVIRONMENTAL BOARD MEETING April 27, 2011 A Motion was made to close the public hearing. Mr. Heiskary made a motion to approve and close the public hearing. Ms. Klaman seconded the motion to approve and close the public hearing. Motion carried unanimously. Public hearing closed at 7:16 p.m. 7. DISCUSSION ITEM A. Earth Day Celebration /April 30 There will be volunteers on hand to help out with the building of the duck houses. There is a $25.00 charge for the house. This fee includes a membership to the Wood Duck Society. They wood duck houses are being subsidized by a donation of $200.00. Connie Talon will be holding two workshops on rain barrels. There will be a few rain barrels on hand for sale. The rain barrels are being subsidized for this event. Mr. Asleson stated the National Honor Society will be present to distribute 500 seedlings that were donated. Girl Scout Troop 52831 will be on hand to run the popcorn machine and help out at the educational tables. Mr. Asleson stated Trish and Toons will be present to give a performance on recycling and keeping the earth clean. Ms. Klaman stated she would bring information for the Environmental Board table on Emerald Ash Bor. Mr. Asleson stated there will be Blue Thumb signs as well as an interactive sign on hand for the day. B. Arbor Day /April 29th/Rice Lake Elementary May 7th/Lino Lakes Elementary There will be a tree planting and ceremony taking place at Rice Lake Elementary at 2:30 p.m. on May 7 for Arbor Day. Ms. Andrzejewski stated a student from her 5th grade class as Rice Lake Elementary won first place in a poster contest put on by Minnesota Landscape. DRAFT MINUTES 5 ENVIRONMENTAL BOARD MEETING April 27, 2011 C. Recycle Day/May 7 Mr. Asleson stated recycle day contracted prices will stay the same as they were in 2010. No increase at this time. Ms. Bor stated she would like to nominate a Lino Lakes resident by the name of Ed, as the Grand Marshall for the Blue Heron Days parade. He is seen picking up garbage up and down Lake Drive and surrounding areas almost daily D. Garden Club Mr. Asleson stated there will be additional compost delivered to the garden plot site in the next week. It was stated to have the next Environmental Board field trip at the Community Garden Site. E. Herons /Osprey /etc. The herons have been doing great this year. Ms. O'Dea questioned if Eagle Brook church has been putting out sticks for the herons. Ms. Bor stated the church is working on this. Mr. Asleson stated there is a Facebook page for the Heron Rookery. Mr. Asleson stated there has been osprey spotted on osprey pole behind city hall. It has been 7 years since an osprey has been spotted at city hall. 8. ADJOURN It was noted that the next meeting of the Environmental Board will be on Wednesday, May 25, 2011at 6:30 p.m. There being no further business, Ms. Klaman moved to adjourn at 7:45 p.m. Mr. Heiskary seconded the motion. Motion carried unanimously. Transcribed by: Lisa Hogstad Community Development Secretary DRAFT MINUTES 6 • • • Agenda Item 5A Staff Originator: Marty Asleson Environmental Board Meeting Date: July 27, 2011 TOPIC: Concept Plan Review Oppidan Grocery Store Proposal Hodgson Road and County Road J Background: Generally the Environmental Board reviews a sketch plan prior to the Planning and Zoning Board. However, because of the concept plan submittal timing, the concept plan went to the P and Z first. Therefore I have included the staff report from the July 13, 2011 Planning and Zoning Board as attachment A to this report. Sketch Plans are submitted prior to formal plan submittal to solicit informal review and comment on the project's acceptability in relation to the City's Comprehensive Plan and Development regulations. In the case of the Environmental Board, it gives the board an informal opportunity to comment on general environmental issues. Basically, is the proposed construction appropriate for the site, looking at it in a preliminary sketch plan stage. As stated in the Planning and zoning Report of July 13, this sketch plan depicts a grocery store development near the 49/J intersection. The intention of the owner is to build a grocery store, attached liquor store, and multi tenant building on 8 acres of land. Should this concept plan go forward to a formal submittal, the development will occur under the rules of Planned Unit Development. ANALYSIS: Landscaping Jeff Smyser has given a summary of the Landscaping and Lighting on page 8 of his report. As he indicates, the developer is taking a berm approach to screening /buffering adjacent residential areas. Screening and noise control for adjacent residents to the west will be an important issue on this project. Unique Ecologic Features Preliminary review does not show any unique geomorphic features that would support rare plant communities. The geomorphic features would include overlapping hydrologic and banded soil types. The Blanding's Turtle Model does not show any nesting, or activity on the site. There are no National Heritage Species (Threatened, Rare or Endangered) on this site. Existing landscape includes brome grass interspersed with some little blue stem and spotty butterfly weed. Stormwater and Wetlands The RMP -3 rule of the Rice Creek watershed District will address stormwater management, as well as any wetland conservation issues on the site. There appears to be no identified wetlands on the site. Basically, according to the new rule, the developer must retain the one year event by providing at least the volume equal to the 2.3 -inch, 24 hour storm event under proposed conditions. This storm water needs to be pretreated prior to discharge to infiltration BMP's. In addition, volume controls will be required to reduce the runoff by at least the volume from a 0.5 —inch rainfall event over impervious surfaces on the site (.05 -in multiplied by the impervious area). This can be done by reestablishment of effectively drained wetlands and floodplain meadows, upland restoration /conservation, restoration of degraded wetlands, impervious disconnection, soil amendments /tilling. Interestingly, there are 3 resources management units on this site. That is, there are 3 drainage areas; one goes to Baldwin Lake, one goes to Reshaneau Lake, and the other is classified as Middle Rice Creek. Soils Soils are a type a sandy soil. These soils are excessively drained and very good for infiltration practices. There are no wellhead protection areas on this site, so we are safe in practicing infiltration. Lighting A detailed plan will need to be done that conforms to out minimal light standards with no glare fixtures, downward focused, flush mounted bulbs, with no light spilling on to adjacent properties. • • • • Recommendation: Recommendations / Comments from the Environmental Board will be passed on to the Planning and Zoning and City Council Attachments: 1. Planning and Zoning Report of July 13, 2011 2. Oppidan Site Sketch Map 3. Oppidan Cover Letter • • • AGENDA ITEM V A STAFF ORIGINATOR: Jeff Smyser P & Z MEETING DATE: July 13, 2011 TOPIC: Concept Plan Review Oppidan Grocery Store Proposal Hodgson Road & County Road J BACKGROUND We've received a concept plan application for a grocery store development near the 49/J intersection. The development submittal has been designed to allow for the construction of a grocery store, attached liquor store, and a multi -tenant building on eight acres. This area is outlined on the attached plan. Though the plan shows other uses on surrounding property — senior housing, restaurant, bank, and additional retail —they are not part if the proposed development at this time. These are intended to illustrate potential surrounding development. The City conducted an area planning analysis that was completed in 2007 with the adoption of the Hodgson Road and CR J Master Planning Study (49/J Plan). This included amending the Comprehensive Plan to include "planning and development requirements" for the area. The 49/J Plan, including some of those requirements, will need to be revised if the proposed project is to be approved. Because of the site and the nature of the project, the development will be a planned unit development (PUD) that involves subdividing property. The Zoning Ordinance addresses PUDs in Section 2, Subd. 10. Subdivision and platting is regulated in Section 1001 of the City Code. Both of these official controls require that a concept plan application be considered by the City's advisory boards and City Council to solicit informal review and comment on the project's acceptability in relation to the Comprehensive Plan and development regulations. That is, a concept plan review does not result in an approval in any form. No development rights are granted through a concept plan review process. ANALYSIS Ultimately, there are numerous requirements that apply to new development projects. It is not appropriate to discuss all of them in detail for a concept plan review. A concept plan provides an opportunity to submit a plan to the City showing the basic intent and the Oppidan Concept Plan page 2 general nature of the entire development before incurring substantial costs. This provides an opportunity for the proposal to be publicly considered at an early stage. The PUD section of the Zoning Ordinance includes "immediately significant elements" to be discussed with a concept plan. The list is a good guide for general ideas to consider: - Overall maximum PUD density range (a residential project issue) - General location of major streets and pedestrian ways - General location and extent of public and common open space - General location of residential and non - residential land uses with approximate type and intensities of development - A staging and time schedule of development. - Other special criteria for development. This report will cover those broad elements while summarizing infrastructure issues and numerous requirements of the Comprehensive Plan and 49/J Master Planning Study. Requirements of the Comprehensive Plan and 49/J Master Planning Study The 49/J Master Planning Study included several elements that were incorporated into the Comprehensive Plan. This involved an amendment to the Comprehensive Plan that was approved by the city council in February 2007 and by the Metropolitan Council in April 2007. This included the Planning and Development Requirements as well as the Master Plan sheet that is attached to this report. Perhaps the best summary is this from the Planning and Development Requirements: 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 and uses are to be determined as part of the development review process, but should be based on the Master Plan, including specific elements noted below. In brief, most of the requirements provide guidance, but there are a number of specifics. The specifics are physical design elements and their locations. The Oppidan concept plan is consistent with many of the general requirements. Nonetheless, several specific requirements would need to be formally amended by the City. This is somewhat complicated because of the status of the Comprehensive Plan itself. The 49/J requirements were formally incorporated into the existing comp plan. Changing the 49/J requirements would require amending the existing comp plan. However, the new 2030 comp plan is under review by the Metropolitan Council and no amendments are allowable until this review is completed. Once approved by the Metropolitan Council and the city council, the new 2030 comp plan replaces the old one. The new comp plan does not include the actual text of the 49/J Plan like the old one does. However, the new 2030 • • Oppidan Concept Plan page 3 comp plan clearly requires that development must be consistent with the 49/J Plan. If the proposed development is to occur, several specifics of the 49/J Plan would need to be formally amended. If such changes are desirable by the community, the 49/J Plan amendments would occur concurrent with the review and ultimate approval of the development project. The discussion below includes general issues as well as some of the specific design requirements from the 49/J Plan. The intent is to ensure that everyone understands that the bulleted items are indeed requirements of the Comprehensive Plan and the 49/J Plan, not just desires or general discussion points. The full list is attached. Of course, relevant ordinance requirements will apply as with any development project. Site, Layout, Buildings Oppidan plans to acquire the southern 8 acres of the 17 -acres owned by the Jensen family. This 8 acres is hatched on the attached aerial photo and outlined with a bold line on the attached Concept Plan Sheet CP -07: it includes the "proposed buildings ", the larger of which is the grocery store. The 8 acres does not include the area showing the "future bank ", which is the site of the existing 49 Club restaurant building on the corner and the existing commercial buildings just north of the corner. Nor does it include the remaining Jensen property to the north where the "future assisted living ", "future retail ", and "future restaurant" are shown. According to the narrative letter, these are potential uses. Because the entire area is not controlled by any one owner or entity, it is impossible to establish a timeline or staging plan for the larger area. Oppidan discussed several previous layout options with staff and the city council recent months. The grocery store would be centrally located on the 8 acres and would face Hodgson Road. The large parking area would be between the building and the road. The truck dock is on the north side of the grocer store. The previous layout had the dock on back (west side) as shown on Sheet CP -02. A liquor store would be attached to the grocery store. The site is mostly wooded. There is little in the way of noteworthy environmental resources on the site based on general information available. We are aware of a wetland in the extreme northwest corner of the larger parcel, outside of the 8 -acre area. Commercial and industrial buildings must comply with architectural design standards of the Zoning Ordinance as well as the height maximum for the GB zone. Preliminary discussions have indicated that the grocery building and other buildings will meet the standards. Details will need to be reviewed in the next stage of an application. As required by the 49/J Plan, design guidelines must be prepared for any new development project in the area. After being refined during the review process, design requirements must be incorporated into approval of a project. Oppidan Concept Plan page 4 Building setbacks in the General Business zoning district include a 30' setback from a rear property line. The concept plan shows about 90'. The height maximum is 45'. Previous discussions have indicated the grocery store would be less than 30' in height. 49/J Plan Requirements: 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. o Buildings fronting along Hodgson in addition to the cornerstone buildings o Extensive landscaping and screening of parking lots will be required along Hodgson and CR J, including boulevard trees and decorative fencing or walls. Landscaping must be included on the street side offences or walls along parking lots. One future building is shown along Hodgson Road within the 8 -acre development area controlled by Oppidan. Other potential buildings are shown outside of that area. Extensive landscaping of parking will be required. • Sidewalks are to be constructed on both sides of Hodgson Road and on the north side of Co. Rd. J to form connections to the trails to the development areas and contribute to the urban form of the area. This needs to be considered with the road improvement planning. Funding is a question. Roads, Access, Circulation Improvements to Hodgson Road are necessary to support development of the area. The existing road is inadequate, which presents financial challenges. A large development for the entire area might be able to meet the challenges. However, the current and projected future economic situation tells us that a development project that large is not likely. Therefore, we need to rethink how to meet road infrastructure needs. Access to Hodgson Road and Co. Rd. J are among the major design factors for development in the area and on this site. The concept plan envisions a signalized intersection approximately 1130 feet north of the 49/J intersection. In addition, it shows a partial access (right in/out only) at about 615 feet. Hodgson Road is a County State Aid Highway (CSAH 49), as is CR J (CSAH 1). Access was an important study issue in the 49/J Plan. The 49/J Plan states in the requirements that • • • • • Oppidan Concept Plan page 5 accesses to Hodgson Road and Co. Rd. J are to be located at the points indicated on the Master Plan and there is to be one full access on Hodgson Road, located 990± feet north of the CR J intersection. These are examples of 49/J Plan requirements that would need to be revised if the project is to be approved. The specific requirements are listed below. Improvements to Hodgson Road would be necessary to accommodate the project. This would include additional right of way and the new signalized intersection. The design of the internal circulation is intended to accommodate the 49/J Plan approach. The design allows circulation from the signalized access point through the grocery site to a future consolidated access to CR J to the south. The goal is to eliminate numerous individual access driveways on the highways near a busy intersection. The concept plan lists parking data, but this is a rough estimate at this point. Exact floor area data for all of the buildings will need to be established and the use in the 6500 sf building is unknown. An exact analysis of parking will be needed in the next application phase of a project. 49/J Plan Requirements: Transportation and Access • Accesses to Hodgson Road and Co. Rd. J are to be located at the points indicated on the Master Plan. o There is to be one full access on Hodgson Road, 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 permanent accesses are to be allowed. As development occurs, the City will work toward eliminating all other accesses along Hodgson. • 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. o 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. The access location requirements would need to be changed. The concept plan shows a full access at about 1130 feet north of CR J rather than at 990 feet. The proposed right in/out access also is a departure from the requirement of no new driveways. The 990' location was intended to allow for a road on the east that aligns with the existing parcel line and maximize developable land areas. However, the property owners on the east have not been interested in planning for an access road to serve them and the Anoka County Highway Department insists that a full access be farther from CR J rather than nearer. Oppidan Concept Plan page 6 The signalization ban would need to be changed as well. It derived from Anoka County's past decision not to allow a signal at 990 feet. It has become clear that major development of the area will require a signalized intersection. In addition, growing traffic volumes will necessitate limiting access both for safety and mobility reasons. The County typically would meet this need with the installation of a median, resulting in right in/out driveways for each property. Such access typically would not be considered sufficient for commercially successful development. The intersection will undergo analysis to see if it meets signal warrant criteria. City staff will continue to work toward a signalized intersection in a location that best serves both current and future needs, but without development projects to finance the improvements or cooperation by affected land owners, the City's options are limited. o 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. The concept plan accommodates these requirements, but Oppidan does not control the property on CR J or to the north of the central 8 acres. • 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, the Cities of Lino Lakes and Shoreview, and developers. Specific design requirements are to be determined. • Other road improvement needs such as additional lanes, median, and the like will be designed in cooperation with Anoka and Ramsey Counties, the Cities of Lino Lakes and Shoreview, and developers, as appropriate. Specific design requirements are to be determined. The intersection has been signalized, but improvements would be needed to accommodate major new land development, including additional travel and turn lanes as well as a median. This will require additional right of way. • • • • • • Oppidan Concept Plan page 7 Utilities Municipal water and sanitary sewer services will need to be extended to the site. Water will need to be looped. The specifics of the design of these utilities will be analyzed, but the general routes are described in the concept plan materials. The area is not served by municipal utilities now, but they will be needed for any new development. This presents challenges both for connection locations and financing the improvements. As noted for the road issues, a large development for the entire area might be able to meet the challenges but the economic situation tells us that a development project that large is not likely. Therefore, we need to rethink how to meet these infrastructure needs. Sanitary sewer is shown connecting to the existing pipe in Woodridge Lane. An easement will be necessary, and to our knowledge the developer has not yet ascertained where it will be. It would involve negotiating with other property owners. The exact route will need to be determined. According to the narrative letter, water will connect to Ravens Court to the north. How it will loop through the project needs to be determined. Preferably, it would follow the same easement as the sanitary sewer line to Woodridge Lane and connect to the water service there. A loop to Woodridge has been discussed for years in order to improve water service there. 49/J Plan Requirements: Municipal Utilities • All new development must have sanitary sewer and water service. Possible exceptions prior to the availability of utilities 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. These issues must be addressed with the infrastructure plans for development. • 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 more traditional ponds and pipes. • Stormwater management ponds, if used, should be designed to be a site amenity, including appropriate landscape elements. Stormwater management is only reflected by three stormwater ponds on the concept plan. Large parking lots result in significant runoff and the traditional "pipe and pond" approach is no longer adequate. It is likely that infiltration facilities will be required as Oppidan Concept Plan page 8 well. These are requirements of both the City and the Rice Creek Watershed District. This issue will need further attention if the project proceeds. Landscaping and Lighting The plan sheet titled "Section Plan" is intended to illustrate how a large berm, topped with a fence, along the western property boundary will serve as a visual screen for homes to the west. The specifics of the building location and height, and the height of the berm/fence will need to be further analyzed. However, the approach appears to have good potential to create an effective visual screen. The existing impervious maximum in the GB zone is 75% and this would not change under the new. Comprehensive Plan. We are not aware of any important natural features on the grocery site. Site plan data will need to be analyzed in the next stage of an application. Lighting is an important consideration because of the proximity of existing residential properties. Parking lot lighting will need to be reviewed for potential impacts on these homes. In addition, minimal lighting on the west side of the grocery building will be required. The beim discussed under the landscaping heading will help mitigate impacts. 49/J Plan Requirements: 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 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. The specific alignment of this trail corridor across the Master Plan area will be determined as development occurs. • 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. The Woodridge Lane trail connection is north of the 8 -acre grocery store site. • Greenspace buffering is an important design element for new development along the border with existing neighborhoods such as Woodridge Estates and Rohavic Oaks. As noted, the concept plan includes a landscaped berm topped with a fence. The grocery site does not abut the Rohavic Oaks neighborhood to the north. • • Oppidan Concept Plan page 9 • ENVIRONMENTAL BOARD REVIEW The Environmental Board has not yet reviewed the project. The regular Environmental Board meeting of June 29 had been cancelled due to a lack of agenda items. The Oppidan concept plan application was submitted June 28. The Environmental Board will review it on July 27. SUMMARY This report is not intended to be an detailed review. A concept plan is an opportunity for informal review and comment on the project's in relation to the Comprehensive Plan and development regulations. No formal approval or denial is involved. Staff is seeking comment from the P & Z and the public. • Attachments: 411 • site location map in S 1/2 Section 31 • aerial photo, site location • Planning and Development Requirements from the Hodgson Road and CR J Master Planning Study • Oppidan narrative letter • Oppidan current concept plan Sheet CP -07 • Oppidan early concept plan Sheet CP -02 • Oppidan section plan • Master Plan, Hodgson Road & Co. Rd. J Master Planning Study . nwrnht . C. 4534 4�. 4fW.Lh1' 113{ S 1/2 SECTION 39, T..31, R.22 Cl?Y Of LINO LAZES M f 53 esaala d PIAMP if +e 5f Ybw W 4 rt PiPPOOPIPP MOP wwe..nO 31 t? 41 rn. I r y . -- T 53Fr 1�1PImo] la s � � 7r• ror Imo 5 f 415535 4y' 5* 5v1Yff SIP, ff .TI CCUR7{ PI 04, (64 im J .' F RAMSEY COUNT' iRECEivro UIVO Lives • • Hodgson Road and CR JMaster Planning Study 2007 Planning and Development Requirements General • This Master Plan is to be incorporated into the Lino Lakes Comprehensive Plan with an amendment of the Comprehensive Plan. This includes amendments to the Proposed Land Use Map: the area east of Hodgson Road should be designated Mixed Use instead of Commercial. Minor inconsistencies in the Proposed Land Use Map should be corrected as well, and zoning amendments should follow if and when appropriate . • 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 and uses 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 on qualifying properties 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. o There is to be one full access on Hodgson Road, 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 permanent accesses are to be allowed. As development occurs, the City will work toward eliminating all other accesses along Hodgson. o Temporary accesses onto Hodgson Road may be considered if one property develops prior to the creation of access to CR J. Such temporary accesses must be removed when the CR J access is created. The removal must be included in conditions of approval for the project. o 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 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. o From the full access on Hodgson, a circulation route is to be created leading east of Hodgson to the access point on CR J, 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. o 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, the Cities of Lino Lakes and Shoreview, and developers. Specific design requirements are to be determined. • Other road improvement needs such as additional lanes, median, and the like will be designed in cooperation with Anoka and Ramsey Counties, the Cities of Lino Lakes and Shoreview, and developers, as appropriate. Specific design requirements are to be. determined. • 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. o 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. • The offset of Ware Road and Mackubin Street should be addressed by realignment of Ware Road to form a four -way intersection. 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 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. The specific alignment of this trail corridor across the Master Plan area will be determined as development occurs. • 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 prior to the availability of utilities 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. o Buildings fronting along Hodgson in addition to the cornerstone buildings o Extensive landscaping and screening of parking lots will be required along Hodgson and CR J, including boulevard trees and decorative fencing or walls. Landscaping must be included on the street side of fences or walls along parking lots. • Larger parking areas should be planned with internal landscaping, pedestrian sidewalks or walkways and be divided into smaller areas where possible: o 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; o 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 form connections to 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 must be prepared for any new development project in the area. Developers should submit draft guidelines with development applications. Design guidelines for each project must include attention to previous projects in order to coordinate design throughout the study area. 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. o All facades shall be articulated with a variety of materials, glazing, awnings, or other details to add visual interest. o 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. o 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 o 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 or the main public streets through the development. • The Hodgson/Co Rd J intersection is a gateway and appropriate elements are to be included in the development of the corners of this intersection. • 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. Maintaining safety and quality of life are important considerations. • Lighting is to be appropriately scaled to a pedestrian friendly development. Lighting should be directed downward and screened to reduce light pollution, glare, and impacts on adjacent residential areas. • Security or service lighting should be limited in coverage area and designed to reduce glare. 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 more traditional ponds and pipes. • Stormwater management ponds, if used, should be designed to be a site amenity, including appropriate landscape elements. • • • • • • OPPIDAN Builder of towns. Creator of value. 5125 COUNTY ROAD 101 • #100 • MINNETONKA, MN 55345 • PHONE: 952/294 -0353 • FAX: 952/294 -0151 • WEB: www.oppidan.com June 17, 2011 Mr. Michael Grochala, Community Development Director City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55447 RE: Concept Plan Review Application Proposed Development NWC Hodgson Road & County Road J (Ash Street) Dear Mike: RECEIVED JUN 2 8 2011 CITY OF LINO LAKES The following is a brief overview of the proposed development by Oppidan, Inc. at the northwest corner of Hodgson Road & County Road J (Ash Street) in Lino Lakes. The parcel proposed is approximately 8 acres of a larger, 17 acre parcel, owned by the Jensen family. Oppidan currently has the right to purchase the property through an executed Purchase Agreement for the property with the Jensen Family. Evidence of the Purchase Agreement is included with this application. This site has been investigated by other developers over the course of the last 5 -10 years. Each time, the site has not moved forward because of issues related to the proposed development (i.e. cost of off-site upgrades needed, neighbor concerns, etc.). The City Council has previously approved a Master Plan for this intersection (2007), identifying both sides of Hodgson for future development /redevelopment. The Master Plan included an upgrade of the entire roadway system and utilities extensions to provide availability to the entire Plan area. However, with multiple property owners involved, varying goals and beliefs of the various land owners and current economic conditions, it seems more realistic that an individual site would be the leader to start the infrastructure improvements that makes then entire identified area developable, rather than all property owners coming together to complete the entire Plan at the same time. Specific Development Information: • Construction of a grocery store of approximately 49,500 s.f. • Construction of a liquor store, adjacent to the grocery store, of approximately 3,500 s.f. • Construction of a multi- tenant outbuilding of approximately 6,500 s.f. within the site (north side as currently proposed). • Construction of a Private Shared Access Drive for the entire 17 acre parcel, at a point approximately 1,100 feet north of the intersection of Hodgson Road and County Road J, as discussed with Anoka County and the City of Lino Lakes. • Extension of a Water Main from Ravens Court, to the north of the site, down to County Road J, providing water service for this site and other sites along Hodgson Road as well as the potential for looping of existing lines. • Extension of Sanitary Sewer from Woodridge Lane, providing sanitary service for this site and others along Hodgson Road. • Interim Roadway improvements on Hodgson, as discussed and directed by Anoka County, to allow for widening of Hodgson Road, including installation of a new stoplight at the main access point. • Development of internal circulation to allow for a future connect to a new access point on County Road J, once the sites to the south develop. • Strom Water Management on site, as required by the City and Watershed. Oppidan has been working on this site for approximately 6 months. The initial plan for the site included a grocery store box of approximately 55,000 s.f., with liquor, and an outbuilding of approximately 7,000 s.f. Since that time, we have meet with City Council on two different occasions at workshops, the EDAC to discuss the plan and held a neighborhood meeting to take comments from residents within 500 feet of the site. This is in addition to numerous meeting with City and County staff to review the site. After these discussions, the major points of concern we heard were as follow: 1. Size of the Grocery operation, could we do 35,000 s.f. + / -? 2. Hours of Operation. 3. Delivery Hours. 4. Position of the truck docks in relation to the adjoining homes. 5. Orientation of the building. We have modified the plan multiple times. We are currently on Concept 7.1. In the most recent version, we have addressed the truck dock location, moving it to the north. We have also indicated that we could limit operations (based on discussion with the potential user) to 6 a.m. to 11 p.m. and limit delivery times to after 7 a.m., consistent with the current trash pick -up times within the City. We have provided a large landscape berm area behind the store, along with a privacy fence, in an effort to further screen the buildings from the adjoining residences. The development has been designed to allow for the construction of the grocery building, liquor building and 6,500 s.f. multi- tenant building as the initial phase. We have show potential uses on the other lots (i.e. senior housing, restaurant, bank, additional retail) in new buildings integrated on the west side, all consistent with the Master Plan in having multiple buildings and users on the site. We have reviewed orientation of the building and feel the orientation we have selected with the adjustment for the docks, minimizes the impact to the adjacent homes. We have also reviewed the potential of a smaller format and have concluded that this format gives the operator the best opportunity to succeed in this location. A Market Feasibility study for the grocery use has been completed for this project. Results of that study we shared with City staff (in a format that did not disclose confidential information) to indicate the potential of the operation. Operators have indicated they believe in this location and are willing to invest in the location for the long term. • • • • • • Overall, we feel the plan we have developed for this site is consistent with goals of the Master Plan for the west side of Hodgson by providing connections from the 17 acre site to the 3 commercial parcels to the south (both from the new full access on the north side and future Right -In /Right -Out access along County Road J), provides for multiple buildings that are integrated by shared access, positioning of buildings, etc. and provide services for the community. Additionally, the off -site improvements for the entire area will be addressed. Extensions of the water and sanitary sewer system for this area will be completed, as well as a portion of the roadway improvements contemplated in the Master Plan. These costs are substantial for whoever does this work (City, County, Developer or landowners). Current State legislation provides an opportunity for Tax Increment Financing to be an available tool to help facilitate development. This tool has been extended for 1 year and is set to expire June, 2012. Without a tool like this, it may be years before the City, County or landowners would be in a position to fund any or all of these costs. We look forward to working with the city on a successful development within the City. Sincerely, Oppidan Site Sketch 0 40 80 160 240 320 Nizmousimom Feet • • • FUTURE ASSISTED LIVING t68.000 S.F. STORM \ WATER POND FUTURE RETAIL o7.SW SF. 111111111111 01 1111 TRUCK DOCK scr PROPOSED BUILDING ±49,500 S.F. 'BLOCK 1 LOT 1 8.0 ACRES 141 011111110,111110 \-11111111_ 1 1 LIQUOR BOX 10005.1" . APPROXIMATE SANITARY CONNECTION POINT STORM WATER POND NEW ROW 4 14 1111111111111 11 11 11111 FUTURE 'RESTAURANT 15,00 s.F. TPROPOSEL BUILDING 11101I11111111-ITT 0 0 HIJ grar t3 STORM WATER POND COUNTY ROAD J EXIST. ROW SIGNALIZED INTERSECTION EXIST. ROW NEW ROW Q O HODGSON SITE DATA PARKING DATA PROPOSED BUILDING - 49,500SF PARKING AT 5 PER 1000 = 248 STALLS PROPOSED BUILDING - 6,500 SF PARKING AT 5 PER 1000 = 33 STALLS PROPOSED BUILDING - 3,000 SF PARKING AT 5 PER 1000 = 15 STALLS TOTAL STALLS REQUIRED AT 5 PER 1000 = 296 STALLS PROPOSED PARKING = 289 STALLS AREA - PURCHASED PROPERTY = REMAINING PROPERTY = RIGHT OF WAY = 346,686 SF 8.0 ACRES 365,514 SF 8.4 ACRES 68,228 SF 1.6 ACRES RECEIVED JUN 2 8 2011 CITY OF LINO LAKES NORTH 0 60 120 SCALE IN FEET Engineering • Planning •Surveying MFRA McCombs Frank Roos Associates, Inc. 14821280 4 inueMyth Sub 140 Pdmam• Afmssam •55447 pr475314 7 6 6010• kc MN wffiab: rm .mfamn Client OFPf yD Y"AN &rider tr n.s. Guamr5J,atm. Project GROCERY STORE Location LINO LAKES, MINNESOTA Certification Summary Designed: 66 Approved: MCI Phase: CONCEPT Drawn: MI Book / Page: —I- Initial issue: 05.11.2011 Revision History No. Date By Submittal / Revision Sheet Title CONCEPT PLAN Sheet Number Revision CP -07 Project No. STORM \ WATER POND .11 I ®l 1 I 1 1J l 1 1 11111 TRUCK DOCK 200.0 PROPOSED BUILDING ±55,000 S.F. 324 STALLS PROVIDED 599 STALLS / 1,000 S.F. 1 L 11111111 111111Ii1 0 1 0 1 PROPOSED BUILDING p ±0,375 S.F. c 33 STALLS PROVIDED j5.0 STALLS /1.070 S.F. 1062 • SITE DATA PARKING DATA PROPOSED BUILDING - 55,00030 PARKING AT 5 PER 1000 = 275 STALLS PROPOSED BUILDING - 6,5005F PARKING AT 5 PER 1000 = TOTAL STALLS REQUIRED AT 5 PER 1000 = PROPOSED PARKING = AREA - NORTH PROPERTY= SOUTH PROPERTY= HODGESON ROW = 33 STALLS 308 STALLS 357 STALLS 436,169 SF 10 ACRES 293,296 SF 6.7 ACRES 17,03330 OA ACRES RECEIVED JUN 2 8 2011 CITY OF LINO LAKES or NORTH o 40 80 SCALE IN FEET s • Flaming • Sixveyvg McCombs Frank Rood' Associates, Inc. /48:028th hem" Math, 5ii 140 P6mca i• Afne+atr•55i47 phone: 763/476.6010. c763/4758532 Neosae: MNWJrfa.00TI Client 11I: 0PP1 AN ay.4era/7ew,. Cnar,o,f+ x.. Project GROCERY STORE Location LINO LAKES, MINNESOTA • Certification Summary Designed: ICS Approved: MOB Phase: cONCEFT Drawn: ERW Book / Page; - -,- Initial Issue: 01/12201 Revision History No. Date By Submittal / Revision Sheet Title CONCEPT PLAN • Sheet Number Revision CP-02 Project No. r XXXXX • • • Ac' Q ' _-.4- -_-_,-.1 se- -,... - -,i- •' '''!,. 7 — —et 230 35 RESIDENTIAL LOT WOODRIDGE LANE 12.,,A;t7,7,7714- 35' WOODRIDGE LANE r FENCE tit,r 111/111.1-44011— 40' LANDSCAPED BERM 130 90' STORMWATER POND Gi Lk° 3 215' RESIDENT IAL DT 40' LANDSCAPED BERM TRUCK DOCK AREA 260' PARKNG. !OT AREA 0 2C 40 SCALE IN FEET RECEIVED JUN 28 2011 CITY OF LINO LAKES 110444-... Lra Client .017-) P 1 D 1\1 Project GROCERY STORE Location LINO LAKES, MINNESOTA Certification Summary Designed' PCB Approved' LACE Phase: CONCEPT Drawn: Eine, Book / Pier: -5-- initial 11010 02/10/2015 Revision History No. Cale Sy Submittal / Sheet Title SECTION PLAN 105' 380' FUTURE BUILDING AF Sheet Number Revision PROPOSED DEVELOPMENT C, 20 50 SCt LE 10 FEE,' Project No. Master Planning Study Hodgson Road & CR J City of Lino Lakes MASTER PLAN OP1PID.A..N Builder of towns. Creator of value. 5125 COUNTY ROAD 101 • #100 • MINNETONKA, MN' 55345 • PHONE: • 952/294 -0353 • Fax: 952/294 -0151 • WEB: www.oppidan.coin June 17, 2011, Mr. Michael Grochala, Community Development Director City of Lino Lakes 600 Town Center Parkway Lino Lakes, MN 55447 RE: Concept Plan Review Application Proposed Development NWC Hodgson Road & County Road .1 (Ash Street) Dear Mike: The following is a brief overview of the proposed development by Oppidan, Inc. at the northwest corner of Hodgson Road & County Road J .(Ash Street) in Lino Lakes. The parcel proposed is approximately 8 acres of a larger, 17 acre parcel, owned by the Jensen family. Oppidan currently has the right to purchase the property ' through an executed Purchase Agreement for the property with the Jensen Family. Evidence of the Purchase Agreement is included with this application. This site has been investigated by other developers over the course of the last 5 -10 years. Each time, the site has not moved forward because of issues related to the proposed development (i.e. cost of off -site upgrades needed, neighbor concerns, etc.). The City Council has previously approved a Master Plan for this intersection (2007), identifying both sides of Hodgson for future development /redevelopment. The Master Plan included an upgrade of the entire roadway system and utilities extensions to proviideavailability.to the entire Plan area. However, with multiple property owners involved, varying goals and beliefs of the various land owners and current economic conditions, it seems more realistic that an individual site would be the leader to start the infrastructure improvements that makes then entire identified area developable, rather than all property owners coming together to complete the entire Plan at the same time. Specific Development information: • Construction of a grocery store of approximately 49,500 s.f. • Construction of a liquor store, adjacent to the grocery store, of approximately 3,500 s.f. • Construction of a multi- tenant outbuilding of approximately 6,500 s.f. within the site (north side as currently proposed). • Construction of a Private Shared Access Drive for the entire 17 acre parcel, at a point approximately 1,100 feet north of the intersection of Hodgson Road and County Road J, as discussed with Anoka. County and the City of Lino Lakes. • Extension of a Water Main from Ravens Court, to the north of the site, down to County Road J, providing water service for this site and other sites along Hodgson Road as well as the potential for looping of existing lines. ▪ Extension of Sanitary Sewer from Woodridge Lane, providing sanitary service for this site and others along Hodgson Road. o . Interim Roadway improvements on Hodgson, as discussed and directed by Anoka County, to allow for widening of Hodgson Road, including installation of a new stoplight at the main access point. a Development of internal circulation to allow for a future connect to a new access point on County Road J, once the sites to the south develop. o Strom Water Management on site, as required by the City and Watershed. Oppidan has been working on this site for approximately 6 months. The initial plan for the site included a grocery store box of approximately 55,000 s.f., with liquor, and an outbuilding of approximately 7,000 s.f. Since that time, we have meet with City Council on two different occasions at workshops, the EDAC to discuss the plan and held a neighborhood meeting to take comments from residents within 500 feet of the site. This is in addition to numerous meeting with City and County staff to review the site. After these discussions, the major points of concern we heard were as follow: 1. Size of the Grocery operation, could we do 35,000 s.f. + / -? 2. Hours of Operation. 3. Delivery Hours. 4. Position of the truck docks in relation to the adjoining homes. 5. Orientation of the building. We have modified the plan multiple times. We are currently on Concept 7.1. In the most recent version, we have addressed the truck dock location, moving it to the north. We have also indicated that we could limit operations (based on discussion with the potential user) to 6 a.m. to 11 p.m. and limit delivery times to after 7 a.m., consistent with the current trash pick -up times within the City. We have provided a large landscape berm area behind the store, along with a privacy fence, in an effort to further screen the buildings from the adjoining residences. The development has been designed to allow for the construction of the grocery building, liquor building and 6,500 s.f. multi- tenant building as the initial phase. We have show potential uses on the other lots (i.e. senior housing, restaurant, bank, additional retail) in new buildings integrated on the west side, all consistent with the Master Plan in having multiple buildings and users on the site. We have reviewed orientation of the building and feel the orientation we have selected with the adjustment for the docks, minimizes the impact to the adjacent homes. We have also reviewed the potential of a smaller format and have concluded that this format gives the operator the best opportunity to succeed in this location. A Market Feasibility study for the grocery use has been completed for this project. Results of that study we shared with City staff (in a format that did not disclose confidential information) to indicate the potential of the operation. Operators have indicated they believe in this location and are willing to invest in the location for the long term. • Overall, we feel the plan we have developed for this site is consistent with goals of the Master Plan for the west side of Hodgson by providing connections from the 17 acre site to the 3 commercial parcels to the south (both from the new full access on the north side and future Right -In /Right -Out access along County Road J), provides for multiple buildings that are integrated; by shared access, positioning of buildings, etc. and provide services for the community. Additionally, the off -site improvements for the entire area will be addressed. Extensions of the water and sanitary sewer system for this area will be completed, as well as a portion of the roadway improvements contemplated in the Master Plan. These costs are substantial for whoever does this work (City, County, Developer or landowners). Current State legislation provides an opportunity for Tax increment Financing to be an available tool to help facilitate development. This tool has been extended for 1 year and is set to expire June, 2012. Without a tool like this, it may be years before the City, .County or landowners would be in a position to fund any or all of these costs. We look forward to working with the city on a successful development within the City. g ER d Z W D�> S3NV1 owll 31Va0c —1— I:Ioo -9- S3NId 3702:110 JO Al ID E- 4 ke