HomeMy WebLinkAbout2004-057 Council ResolutionCITY OF LINO LAKES
RESOLUTION NO. 04-57
RESOLUTION APPROVING AN APPLICATION FOR A
CONDITIONAL USE PERMIT FOR A RESIDENTIAL PLANNED UNIT
DEVELOPMENT
AND A DEVELOPMENT STAGE PLAN/PRELIMINARY PLAT
FOR THE PROPOSED HIGHLAND MEADOWS EAST 2ND ADDITION
WHEREAS, the Lino Lakes City Council makes the following findings:
Findings
1 TSM Development has requested approval of a conditional use permit for a residential
planned unit development (PUD) and a development stage plan/preliminary plat for the PUD.
2. The comprehensive plan guides the site for land use category Medium Density Residential:
3 -6 units per acre.
The maximum allowable density within an urban residential PUD shall be consistent with the
density directives of the Comprehensive Plan, as stated in the zoning ordinance, Section 2,
Subd. 10.D.3., Urban Residential Planned Unit Development Requirements.
4. The site, currently described as Outlot A, Highland Meadows East, includes 3.47 acres south
of 79th St. The application includes 23 dwelling units, for a net density of 5.19 units per acre.
5. The site is to be rezoned to R -3, Medium Density Residential, as approved by Ordinance 10
04.
6. The Lino Lakes Growth Management Ordinance, Ordinance No. 01 -03 establishes a goal to
limit new growth in the city to an average of 147 new housing units per year, with discretion
to exceed this target by 20 %. The project falls within the 147 goal for year 2005. This
project shall not be final platted until 2005.
7. The Planning & Zoning Board opened a public hearing on the application on March 10, 2004
and closed it on April 14, 2004.
NOW, THEREFORE, BE IT RESOLVED that the Lino Lakes City Council hereby approves the
application for a conditional use permit/planned unit development and development stage plan.
BE IT FURTHER RESOLVED that the following conditions of approval apply:
The project shall not be final platted until 2005, as dictated by the growth management
policy.
2. Issues discussed in the City Engineer review of July 13, 2004 must be addressed to his
satisfaction.
3. Drainage and utility easements shall cover the ponds and stormwater facilities.
4. The normal drainage and utility easement around a property boundary is accommodated by
an easement covering all of Lot 1-except for the southeast corner of Lot 2. An additional
10' easement there must be dedicated to the City.
Sanitary sewer and water utilities in the private drive shall be City facilities, just as they
would if it were a public street right of way.
6. Park dedication of $1,665 per unit shall be paid: 18 units for a total of $29,970.
7. Landscaping plan shall include one additional Black Hills spruce directly north of the guest
parking stalls between units 16 and 17 for a total of six. The trees to be planted in the
southwest corner, behind units 9, 10, and 11, must be located so as not to interfere with the
stormwater pipe there.
The project must adhere to permit requirements of the Rice Creek Watershed District. The
permit must be obtained before the City will approve the final plat.
9. A street light and stop sign shall be added at the access to 79th St, at the developer's cost.
10. Building elevations submitted June 30, 2004 are acceptable as long as they include vinyl
shake in gable ends on all sides.
11. Association declarations /covenants shall be submitted to the City Attorney for review prior to
final plat approval.
BE IT FURTHER RESOLVED that his approval is based on the following:
Existing Conditions Plan, received June 30, 2004
Preliminary Plat, received June 30, 2004
Preliminary Grading & Erosion Control Plan, received June 30, 2004
Preliminary Utility Plan, received June 30, 2004
Tree Preservation Plan, received June 30, 2004
Landscape Plan, received June 30, 2004
Building Elevations, received June 30, 2004
Resolution 04 -57, page 2
Adopted by the Lino Lakes City Council this 24 t'" day of u(Y , 2004.
•
ATTEST:
Ann Blair, Cit JClerk
AIO At . _
Ber: = on, ayor
Resolution 04 -57, page 3
STAFF ORIGINATOR:
C. C. MEETING DATE:
TOPIC:
VOTE:
BACKGROUND
AGENDA ITEM 6 F
Jeff Smyser
July 26, 2004
i) First Reading, Ordinance 10 -04: Rezoning From R -1 to R -3
ii) Resolution 04 -57: Conditional Use Permit for Planned Unit
Development and Development Stage Plan/Preliminary Plat
iii) Continued Public Hearing: Ordinance 08 -04, Vacating
, Drainage and Utility Easement
Highland Meadows East 2nd Addition
i) Ord. 10 -04, rezoning
ii) Resol. 04 -57, CUP/PUD and plat
iii) Ord. 08 -04, vacating easement
3/5
3/5
4/5
TSM Development has requested approval to develop Outlot A of the Highland Meadows East
development, approved in 1999. The comprehensive plan guides the site for medium density
residential use. The applicant requests rezoning to R -3 Medium Density. The request also
includes a Planned Unit Development (PUD) in order to allow for a private road and other
departures from standard zoning requirements. A preliminary plat also is required with the PUD.
An existing drainage and utility easement must be vacated for the project. The project also
requires a site plan review for the townhomes. This typically is an administrative review.
However, it is an inherent part of the PUD, so it will be discussed here.
Therefore, to accommodate the proposal, the following approvals are necessary:
1. Rezoning from R -1 Single Family Residential to R -3 Medium Density Residential
2. Conditional Use Permit for a residential Planned Unit Development
3. Development stage plan/preliminary plat
4. Vacation of drainage and utility easement.
ANALYSIS
The following is a summary of the of the proposal:
Gross Site Area 3.47
Upland Area 3.47
Total Units 18
Gross Density 5.19 units /acre
Net Density 5.19 units /acre
acres
acres
Comprehensive Plan, Land Use and Zoning
Highland Meadows East 2nd Addition
page 2
The table below identifies the existing land use and zoning as well as guided land uses for the
area.
Location
Existing Land Use
Guided Land Use
Existing
Zoning
Site
vacant
Medium Density Residential
R -1
North
single family residential
Medium Density Residential
R -1
South
single family residential
& commerc. greenhouse
Medium Density Residential
R -1
East
vacant
Medium Density Residential
R -1 & R -2
West
residential, townhomes
Medium Density Residential
R -3 PDO
The site is guided for Medium Density Residential land use. This accommodates 3 -6 units per
acre.
Growth Management:
MUSA Reserve: The comprehensive plan and the growth management policy establish a
specific number of MUSA acres for residential growth for stage one (prior to year 2010). The
site is within the current MUSA, so no reserve allocation is needed.
Growth Management, Units /Year: The comprehensive plan and the growth management
policy establish a specific number of dwelling units of residential growth for stage one (prior to
year 2010). The goal is 147 per year. The City Council has the flexibility to exceed the limit by
20% (29 units) in a year without amending the comprehensive plan.
The goal for 2004 has been exceeded and the additional 20% also has been used. This means
that new development cannot be final platted until 2005. This applies to this project, and is a
condition of approval. As seen in the table at the end of this report, year 2005 can accommodate
this project without exceeding the annual goal. Only 115 lots have been approved for 2005, so
there are lots available. Adding 18 units will bring the total to 133.
Planned Unit Development: Development Stage Plan/Preliminary Plat
Section 2, Subd. 10 of the zoning ordinance discusses the purpose of a planned unit development
(PUD). The application should be compared to these purposes in order to justify the flexibility
allowed by a PUD.
Purpose and Intent. The purpose of this section of the Zoning Ordinance is to provide for the
grouping of lots or buildings for development as an integrated, coordinated unit as opposed to
traditional parcel by parcel, piecemeal, or sporadic approach to development. This section is
intended to introduce flexibility of site design and architecture for the conservation of land and
Highland Meadows East 2n° Addition
page 3
open space through clustering of lots, buildings and activities, which promote the goals
outlined in the Comprehensive Plan or serve another public purpose. It is further intended
that planned unit developments are to be characterized by central management, integrated
planning and architecture, joint and common use and maintenance of parking, open space
and other similar facilities, and harmonious selection and efficient distribution of uses.
A residential conditional use permit PUD may include a variety of residential units, including
single family and multifamily units as long as it complies with the density requirements. ...
The PUD, by allowing deviation from the strict provisions of this Ordinance related to
setbacks, heights, lot area, width and depths, yards, etc., by conditional use permit or a
mixture of uses by rezoning to a PUD District, is intended to encourage:
1. A development pattern in harmony with the objectives of the Comprehensive Plan.
2. Innovations in development that address growing demands for all styles of economic
expansion, greater variety in type, design, architectural standards, and siting of structures
through the conservation and more efficient use of land in such developments.
The preservation and enhancement of desirable site characteristics such as existing
vegetation, natural topography and geologic features and the prevention of soil erosion.
4. A creative use of land and related physical development which allows a phased and
orderly transition of varying land uses in close proximity to each other.
. An efficient use of land resulting in smaller networks of utilities and streets thereby
lowering development costs and public investments.
6. Promotion of a desirable and creative environment that might be prevented through the
strict application of City zoning and subdivision regulations.
Lots: There are no minimum unit lot sizes for multifamily dwellings. The ordinance requires
that unit lots "shall be the minimum area necessary to include the living area, garages, decks,
patios, or porches of the individual dwelling units." The table below compares the application to
the minimum lot standards.
The 1999 report on the approval of the Highland Meadows East preliminary plat included the
following statement:
R -3 zone
PUD
proposed
unit lot width
24'
24'
46'
setbacks
from street
side yard
rear yard
30'
10'
30' `
25'
same as zoning
same as zoning
22' from private drive
20'
20'
impervious surface
65% max
39%
building separation
10'
The 1999 report on the approval of the Highland Meadows East preliminary plat included the
following statement:
Highland Meadows East 2 "° Addition
page 4
For future consideration, there will be 108± feet remaining between the rear lot line of
Lot 1 and the Outlot A boundary directly to the south. This does not allow for the
minimum lot widths or depths of the existing two- or multi - family residential zoning
districts. How Outlot A will be developed in the future has yet to be seen, but approval of
the present plat application should not be considered implied approval of any future plan
in Outlot A.
The proposal includes a narrowed access road as well as reduced setbacks around the periphery
of the site. The 26' private drive is narrower than a public street, which would be a minimum
28' (measured back of curb to back of curb.). The setbacks from this private drive were
increased since an original submittal and now meet the normally required 25'.
The PUD requirements state that "front and side yard restrictions at the periphery of the Planned
Unit Development site at a minimum shall be the same as imposed in the respective base
districts. The PUD standards do not specify a rear setback minimum. Typically, a 30' rear
setback is required in an R -3 zone. The goal is to maintain adequate buffering around the site
while allowing flexibility inside the site
After an original submittal, changes to the plan included the removal of two structures from the
north central area. This created extra space to move other units in order to keep a 30' setback
from the site boundary lines. Unit 2 is 21' from the south property line, but this is on the side of
the unit. There is ample space behind the unit to the east. The decks would be 20± feet from the
property lines, other than unit 2.
The City Engineer's previous review noted that a swale or storm sewer is needed along the south
property line, which has been added.
As required by the ordinance, the applicant submitted a "yield plan" to show what could be done
on the site by adhering to the standard zoning requirements. The yield plan is reasonable, and
shows 20 units. The current plan provides ample open area with 18 units.
Landscaping: Where a side or rear lot line in an R -3 District abuts an R, R -X, R -1, R-
1X, R -EC, or R -2 District, or public road right -of -way, a landscape buffer area not less than
twenty (20) feet in depth shall be provided along such side or rear lot line and shall contain
landscaping, planting, berming or other screening suitable to provide an effective visual screen.
Property on three sides of the site is zoned R -1. Though future zoning likely will change, the site
should include screening for the benefit of residents both around the site and within the site
Landscaping has been added to an original landscaping plan. Screening has been added to the
plan on the north and south sides of the site Existing trees provide additional screening on the
east and west sides. Because some existing trees will be lost due to the installation of the storm
sewer, additional spruce have been added in the extreme southwest corner, behind units 9, 10,
•
Highland Meadows East 2 °° Addition
page 5
and 11. The exact location of these must not interfere with the stormwater pipe that was added
to the plan.
The P & Z recommended two additional screening trees north of the central guest parking stalls.
There were four shown. Only one has been added. One more is needed. A storm sewer pipe
runs between them. Any more trees could interfere with the stormwater pipe.
The plan notes include requiring the City's seed mixture around the ponds.
Streets, Access, Parking: The proposal includes a private drive of 26'. A PUD allows
private streets with a minimum 26' width. The access drive will align with Nancy Drive on the
north side of 79th St. The reduced pavement width will reduce impervious surface. When
Highland Meadows East was platted, a 60' gap was created to allow for a public street right of
way. The additional width would become part of the landscaped open space.
There is no street light at this intersection. One should be added with this development, as is
typical with new developments. This is a condition of approval.
The plan provides for guest parking stalls. This is a good idea because there is so little curb
space that is not broken up by driveways. The minimum amount of offstreet parking is 2 1/4
spaces per unit. The garages and driveways provide this, but guest parking is a smart feature.
The private drive exceeds the normal 500' maximum for a cul de sac. A private drive is
allowable as part of a PUD, as is the additional length.
Parks: The subdivision ordinance includes park dedication requirements. Park
dedication is $1665 per residential unit, less any land dedication. There is no land dedication
needed, so the park dedication will be $1665 x the number of units for 18 units. This would total
$29,970.
Open Space: A PUD requires that a minimum of 50% of land subdivided for
development shall be reserved as common open space. We have been examining the PUD
requirements over the last year Urban developments differ from rural developments in that
"open space" just isn't as "open" in an urban development, especially the smaller ones. We have
been using pervious surface for urban developments to calculate the "open space ". This
admittedly is imperfect, but provides a workable method for now as we gain experience with the
new ordinance provisions and learn what needs to be revised. The project provides the
following:
square feet
percentage
total Area of Site
151,150
total impervious
58,561
39%
total pervious
92,589
61%
Highland Meadows East 2nd Addition
page 6
Utilities: Sanitary sewer and water service will connect to existing facilities in 79th St. and
follow the private drive into the site Individual units must have individual connections. The
sanitary sewer and water utilities in the private drive should be City facilities, just as they would
if it were a public street right of way. This is a condition of approval. All of Lot 19 is to be
covered by a drainage and utility easement, which provides access to the utilities.
The normal drainage and utility easement around a property boundary is accommodated by an
easement covering all of Lot 1— except for a corner of Lot 2. An additional easement must be
delineated there.
Grading and Stormwater Management: Stormwater ponds will be created in the northern
portion of the site and in the southwest area. Drainage and utility easements will cover the ponds
and stormwater facilities. Easements also will be platted along all the external property lines.
We expect that the Rice Creek Watershed District will issue its preliminary approval of the
project on July 28.
The project also will require the vacation of an existing ponding easement. The original
Highland Meadows East plat included a drainage and utility easement in the northwest corner of
the site. The 2m1 Addn. application includes a reconfiguration of the easement and pond. The
"pond" existed for several years as a borrow pit for fill for Highland Meadows West areas. The
development of the site will correct this The easement vacation will be addressed with the
consideration of Ordinance 08 -04.
Site Plan, Townhomes
Buildings: New architectural drawings submitted June 30 include vinyl siding, vinyl shakes,
and a significant amount of facing brick on the front of the building. The City's building
material standards in the zoning ordinance state:
Exterior Building Finish: The exterior of townhome dwelling units shall include a variation in
building materials which are to be distributed throughout the building facades and coordinated
into the architectural design of the structure to create an architecturally balanced appearance. In
addition, townhome dwelling structures shall comply with the following requirements:
a) A minimum of twenty -five (25) percent of the combined area of all building facades of a
structure shall have an exterior finish of brick, stucco and /or natural or artificial stone.
b) Except for brick, stucco, and /or natural or artificial stone, no single building facade shall
have more than seventy -five (75) percent of one type of exterior finish.
For the purpose of this section, the area of the building facade shall not include area
devoted to windows, entrance doors, garage doors, or roof areas.
The buildings meet the minimum brick requirement. The rear and side elevations look very
much like a typical single family home, though larger. Because of the size, it would be
appropriate to include vinyl shakes in the gable ends to break up the appearance of the large
building walls. It is difficult to tell if this is included in the black and white drawings submitted.
Highland Meadows East 2 °d Addition
page 7
The maximum allowable height in an R -3 zone is 36'. The proposed structure heights are 22'
The minimum floor area is 920 sf for a two - bedroom unit. The proposed units have two floors.
The upper level is approximately 1100 to 1200 sf. The lower level is approximately 500 sf. The
proposed units meet the height and floor area requirements. The units have three -car garages
except for the center units in the three -unit buildings. The garage sizes compare to other recent
townhome projects.
ENVIRONMENTAL BOARD
The Environmental Board reviewed this application on February 25t. Recommendations are
attached.
PLANNING & ZONING BOARD
The P & Z voted to approve the project, with conditions, at its April 14 meeting. The applicant
has been working since then on plan revisions and additional information to address issues raised
by the staff review and discussed by the P & Z. Remaining conditions of approval are listed in
Resolution 04 -57.
OPTIONS.
1. Approve the project, including the three elements:
2.
i) Ordinance 10 -0, first reading, rezoning the site from R -1 to R -3
ii) Resolution 04 -57, conditional use permit for planned unit development and
development stage plan/preliminary plat, with the conditions listed in the resolution
iii) Ordinance 08 -04, first reading, vacating the drainage and utility easement
Deny the application with separate votes.
RECOMMENDATION
Option 1
This review is based on the following:
Highland Meadows East 2nd Addition
page 8
Existing Conditions Plan, received June 30, 2004
Preliminary Plat, received June 30, 2004
Preliminary Grading & Erosion Control Plan, received June 30, 2004
Preliminary Utility Plan, received June 30, 2004
Tree Preservation Plan, received June 30, 2004
Landscape Plan, received June 30, 2004
Building Elevations, received June 30, 2004
LOTS /UNITS
Development Name
approved prelim. plats
Prelim
Plat
Phasing plans by year (lots /units to be final platted)
year end
2002
2003
2004
2005
2006
2007
2008
2009
2003 -09
total
max.
1029
Stoneybrook
103
51
0
2nd Addn
0
52
52
Century Farms North
249
56
65
52
43
33
249
Keefe: prel plat, not final plat
1
1
1
Morton (minor subdiv)
0
1
1
Ravens Hollow
56
0
56
56
Haley Manor (10 new Tots)
10
10
10
Crystal Cove
3
3
3
Millers Crossroads
152
22
47
51
32
152
Lakeview Estates (2 new)
2
2
2
Snell (minor subdivision)
1
1
Pheasant Hills Pres. 13th
1
1
1
Justin's Preserve
1
1
1
Marshan Estates
4
4
4
Rice Creek Church duplex
2
2
2
Rice Church: Oakwood View
10
10
10
Junes Addn
2
2
2
proposed
p
Highland Meadows East 2nd
18
18
18
Pheasant Hills 12th island
8
8
8
West Shadow Ponds 2nd Add
1
1
1
Marshan Townhomes 2nd
23
23
23
Fox Den Acres (resubmittal)
56
11
45
56
total
51
148
176
176
120
33
0
0
653
remaining of annual 147
remaining of 1029 for pre -2010
exceeds target of 147 by
percent
-29
-29 27 114
29 29
19.7% 19.7%
147 147
376
ELEMENTARY
SCHOOL
5
/2
•
BARB"RA LANE
Proposed Land Use Plan
Comprehensive Plan
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Zoning Map
DATE: July 13, 2004
TO: Jeff Smyser
FROM: James E. Studenski, City Engineer
RE: Highland Meadows East 2nd Addition
Attached is the TKDA review dated July 13, 2004, of the submitted documents for the
proposed development. The following comments must be addressed prior to final
approval given for this project.
Please contact me with any questions.
600 Town Center Parkway, Lino Lakes, Minnesota 55014 -1182
Phone: 651- 982 -2400 • Fax: 651- 982 -2499 • TDD: 651`- 982 -2410
TKDA
• ENGINEERS • ARCHITECTS • PLANNERS
MEMORANDUM
To:
Copies To:
1500 Piper Jaffrey Plaza
444 Cedar Street
Saint Paul, MN 55101 -2140
(651) 292-4400
(651) 292 -0083 Fax
www.tkda.com
James Studenski, City Engineer Reference: Highland Meadows East 2nd
Addition
From: Scott A. Brink, P.E.
Date: July 13, 2004
City of Lino Lakes, Minnesota
Comm. No. 12976 -002
Routing:
Reviews for this proposed development were previously provided in Memorandums dated February 26,
2004, and April 8, 2004. The City of Lino Lakes has since received revised documents providing for
Highland Meadows East 2nd Addition as follows:
1. Cover Letter from James R. Hill dated June 30, 2004.
2. Revised Preliminary Plat Exhibits (8 sheets) dated June 21, 2004 ( full size and 1/2 size).
3. Elevation Plan dated June 30, 2004 (1/2 size).
• 4. Fax from Emmons & Oliver Resources dated June 25, 2004 regarding the Rice Creek Watershed
District Permit Application.
The proposed Plans provide for the construction of Highland Meadows East 2nd Addition, located south of
the intersection of 79th Avenue at Nancy Drive. The project essentially will include the extension of a
private drive (cul -de -sac) extending south and westerly from the intersection into the property and serving an
area of 3.5 acres with 18 proposed residential dwelling units. This property was originally included within
the bounds of a larger Highland Meadows East grading and drainage plan (encompassing 4.9 acres),
reviewed and approved in 1999. This 2nd Addition portion was previously described as Outlot A (future
multi- family) under the original approval:
Grading and Drainage Comments
1. At the time of the initial approval, 4 new single family residential properties were constructed along
the south side of 79th Avenue. A drainage pond was also constructed within the Outlot A area to
serve the entire 4.9 acres of property, including Outlot A. This pond was originally designed to
discharge to the adjacent property to the west (Highland Meadows). The original Highland Meadows
site was designed to accept this drainage, and both plans (Highland Meadows and Highland Meadows
East) were approved by the Rice Creek Watershed District. However, as a result of modifications to
the original grading plan, a permit application to RCWD has been re- submitted, and a CAPROC has
been received. All conditions and requirements of the RCWD shall be completed as required prior
to commencement of grading.
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
Highland Meadows East 2nd Addition Page 2 July 13, 2004
City of Lino Lakes, Minnesota
2. As described in the previous reviews, the majority of the property's drainage is directed to the street
(private drive) and the stormwater pond along the north side of the property. No additional
stormwater shall be directed to adjacent properties.
3. The Contractor shall adhere to NPDES Phase II requirements prior to engaging in any grading
activities. The Contractor shall also submit a Storm Water Pollution Prevention Plan (SWPPP) to the
City prior to engaging in grading activities.
4. The Grading Plan must provide the catch basin rim elevations on the plan. All City of Lino Lakes
standard plates for erosion control must also be provided. It should also be noted that all
construction notes for both the grading and utility plans are provided on Sheet 8 (Details and
Notes). The Grading and Utility Plans (Sheets 4 and 5) do not provide any reference to Sheet 8.
Notes specific to each type of construction (utilities or grading) shall be provided on the respective
grading and utility sheets with references as needed.
5. No geotechnical report has been submitted. According to the Anoka County Soil Survey, all existing
soils are type Soderville Type A, and no wetlands exist on the site All dwelling units must meet the
City's minimum requirements for building elevations (low floor) with relation to groundwater and
detention basin high water elevations. This would include 4 feet above normal water levels
(including groundwater and detention basins), 2 feet above design flood elevations, and 1 foot above
emergency overflows. Existing information provided would suggest that the building elevations
meet the minimum separations required. However, because groundwater levels often may
fluctuate, it is strongly recommended that the Applicant's engineer and contractor monitor
groundwater levels during the course of construction to assure compliance. In addition, the
emergency overflow elevation and location for the infiltration basin should be further verified.
Surrounding elevations suggest that the EOF as shown may not be correct.
Utility Plans
1. As stated in the previous review memorandum, the utility plan is incomplete and must provide
substantially more detail. More specifically, the water, sanitary sewer, and storm sewer will be
owned and maintained by the City of Lino Lakes. Therefore, the plans must provide complete
design information, including plan and profile view, invert and rim elevations, services, pipe sizes,
slopes, materials, stationing, etc. All City of Lino Lakes standard plates for all utility structures,
appurtenances, services, etc, must also be provided.
2. As previously mentioned in the grading comments, all construction notes for both the grading and
utilities are provided on Sheet 8 (Details and Notes). The Grading and Utility Plans (Sheets 4 and
5) do not provide notes referring to Sheet 8. It is required that notes specific to each type of
construction (utilities or grading) be provided on the respective grading and utility sheets.
Highland Meadows East 2nd Addition Page 3 July 13, 2004
City of Lino Lakes, Minnesota
Additional Comments:
The proposed street serving the property is designated as a private drive. However, the utilities
(sanitary sewer and water) shall be maintained by the City of Lino Lakes. Therefore, the property
owners or local association shall be responsible for maintaining the street, including snowplowing,
street repairs, and other needs. The public utilities shall be constructed per the standards and
requirements of the City of Lino Lakes. Ownership and maintenance responsibilities must be spelled
out very clearly in the City/Developer Agreement, and a written agreement designating responsibility
to the homeowners or local association as appropriate must be provided and recorded with each
property. The private drive is included as part of Lot 19, and all of Lot 19 is designated as drainage
and utility easement to cover the City utilities.
Lot 19 covers the entire perimeter of the property with the exception of at Lot 2 which extends to
the property line. It is suggested that a 10 foot drainage and utility easement be provided along the
property line boundary across Lot 2 in order to provide adequate maintenance access across the
entire property.
2. The City's standard width (minimum) for a residential street is 28 feet (back of curb to back of curb).
The street as shown is 26 feet. In addition, the City's maximum length for a cul -de -sac (500 feet) also
is exceeded by roughly 75 feet. However, if the street is to be private and maintained by others, the
City may choose to waive the above standards as appropriate. The roadway sub -base must also be
an acceptable compacted granular as approved by the City Engineer.
3. The utility plan provides for connecting water and sewer to existing facilities at 79th Street. A new
gate valve must be provided at the watermain connection at 79th Street.
4. As previously mentioned, services shall be shown on the plans. If the housing units are intended to
be townhomes, individual services to each unit must be provided.
5. The Plan shall be subject to the review of the City Fire Chief, including the number and location of
hydrants.
6. The amount of fill/cover over all sewer and water service pipes shall be a minimum bury depth of 8
feet, and shall be insulated per City of Lino Lakes standards if the minimum cover cannot be attained.
7. All trenches (including services) shall be back ,filled and compacted and meet 100% maximum
Standard Proctor Density in the upper 3 -feet from finished road elevation, and 95% maximum
Standard Proctor Density below the upper 3 -feet.
8. A minimum of two feet of cover over storm sewer pipe is desired.
9. A landscape plan has been submitted. Some planting locations may require adjustment as a result of
locations directly over underground utilities such as storm sewer.
•
Highland Meadows East 2nd Addition Page 4 July 13, 2004
City of Lino Lakes, Minnesota
10. Any existing well and septic locations on both the subject property and adjoining properties shall be --
confirmed to assure compliance with the Minnesota Department Health. This shall mean that any
existing facilities on the subject property shall be removed or capped in accordance with regulations,
and that sewer separation distances from any remaining facilities in close proximity shall be attained.
The separation distance shall be provided in accordance with the requirements of the Minnesota
Department of Health.
11. The plan provides notes regarding seeding, mulching and turf establishment for disturbed areas.
However, the City of Lino Lakes has a specific seed specification for ponding areas and a note
referring to City of Lino Lakes seeding specifications shall also be provided on the plan.
12. Because much of the site is currently low and depressed, it is expected that it will be necessary to
import significant amounts of fill material. All imported fill material shall be subject to the approval
of the City Engineer.
Environmental
To: Jeff Smyser
CC: Michael Grochala
From: Marty Asleson
Date: January 30, 2004
Re: Recommendations of the February 25, 2004 Environmental Board Meeting
The Environmental Board met on February 24, 2004 and made the following
recommendations:
4' Rice Creek Covenant Church
ar67
• I Land Cover
The developer needs to submit a tree preservation plan, and follow the
subdivision ordinance for tree preservation plans.
We have identified a few rare -plant conditions on the southem part of the site.
Environmental would like time to verify the presence or absence of rare plants. If
found, the Environmental Board would like some flexibility in design.
Northern residential site grade plan indicates most of the aspen vegetation on the
East Side proposed for removal (Attachment 1). Properties to the West also have
rare plant indicators. Since nitrogen (lawn fertilizer runoff) has been shown to
remove biodiversity, and Aspen buffers act as good filters for ' runoff, the
Environmental Board would like the developer to look at ways to maintain more of
this Aspen edge. The water from this area flows to the East. The Environmental
Board would like to see a 50 foot buffer in this area The Environmental Board
would like to see signage at wetlands and drainage areas informing "no- dumping,
cutting or filling."
Lighting
No -spill lighting should be. used. Lights should be tumed off after activities are
done.
• Page 1
There should be no importing or exporting of soils without City approval. The
developer should include a plan for soil compaction prevention outside of
construction limits.
Would like RCWD input on wetland delineation, particularly on the developer
delineation line on the northern part of the Plat. NWI shows quite a larger area
surrounding the delineated area with facultative wetland.
Developer should submit the required NPDES control measures and best
management practices. Additional rock stockpile should be on hand for when
rock entrance fills in
Depressional area in the parking lot should be graded so water flows to it.
Landscaping
The City native seed specification should be used in all rain pond areas, or potted
plants installed with sufficient mulch to attenuate weed growth.
Look at reducing parking as much as possible since proposed parking is at more
than the minimum.
Motion by O'Dea, 2 "d Bor to approve Marshan Estates with Environmental
Board comments and recommendations. Motion was approved with all in
favor.
Highland Meadows East 2 "° Addition
Tree Preservation
The Environmental Board would like the developer to make final determination of
some of the trees marked for removal only after further discussion/field meeting with
City Environmental and Engineer.
to Page 2
Soils
Importing or exporting of soils without City permission should be prohibited. Soils
should be of similar nature to what was removed.
• A plan should be submitted on methods to be used to prevent compaction to soil
areas outside of the construction limits. This includes the remaining tree areas.
Parking
Reduce overflow parking if possible.
Landscaping
The developer should show more landscape materials to buffer neighboring
areas.
More oaks should be used.
Colorado spruce and Austrian pine should be. eliminated. If evergreens are
necessary, than white pine, Red pine or White spruce should be used
City native seed specs should be used in drainage and pond areas. If ground
vegetation is changed in the remaining tree areas, native seed mix should be
used here as well._ Sod will not grow in this heavy -shade type of a situation. A
contractor experienced in establishment of native seed needs to be employed to
manage these areas for the first 3 years. The City should approve this contractor.
Open Space
The Environmental Board wants the developer to demonstrate the project meets
the 50% pervious requirement for PUD.
Motion to approve with staff and Environmental Board recommendations and
comments made by O'dea, 2nd by Grundhoffer. All were in favor, motion
approved.
HIGHLAND MEADOWS EA* 2ND ADDITION
LINO LAKES, MINNESOTA
PRELIMINARY PLAT EXHIBITS
222 MONROE STREET, ANOKA, MINNESOTA 55303
PHONE: (763) 576 -9121 FAX: (763) 576 -9122
TITLE SHEET
EXISTING CONDITIONS
PRELIMINARY PLAT
PRELDENARY GRADING AND
EROSION CONTROL PLAN
PRELDAINARY UTILITY PLAN
TREE PRESERVATION PLAN
LANDSCAPE PLAN
DETAILS & NOTES
z) Paa oss smEEr mows
MLO LANE, ELEV.
3.) RIF ER 6 RIGNg BD DRIVE •
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EXISTING WATER MAIN
EXISTING ASPHALT SURFACE
0 EXISTING TREES
NOTES:
1. ALL EXISTING SOILS ARE SOOEROLLE
(Son), TYPE 'A' PER ANOKA COUNTY SOIL
SURVEY.
2. THERE ARE NO WETLANDS ON THE SITE
j■FNCHMARK(S)
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REVISIONS
CAD FILE
21381E9
PROJECT' N0.
21381
FILE N0.
2 -03 -039
SHEET 2 OF' 8
aPROPERTY DESCRIPTION
EAST. according to the
OUTLOT A HIGHLAND recorded pint thereof, Anoka
County, Minneaotn.
ORIENTATION OF THIS BEARING SYSTEM ASSUMES THE WEST LINE OF THE E 1/2 OF
THE NE 1/4 SECTION B. TOWNSHIP 31. RANGE 22, TO BEAR N 00•37'02' E.
THIS SURVEY HAS BEEN PREPARED WITHOUT BENEFIT OF A TITLE COMMITMENT OR
TITLE OPINION. A I1TLE SEARCH FOR RECORDED OR UNRECORDED EASEMENTS WHICH
MAY BENEFIT OR ENCUMBER THIS PROPERTY HAS NOT BEEN COMPLETED BY THE
SURVEYOR
•
STREET 0010TH. 26' BACK -BACK
CUL-DE-SAC RADIUS. 45'
TOTE DATA
DWELLING UNITS 18
TOTAL AREA 3.470 ACRES
DENSITY 5.187 0.4. /ACRE
EXISTING ZONING
PROPOSED ECHOIC PUD
OVERALL GROSS AREA . 151,150 5OUARE FEET CR 3.470 ACRES
AREA OF LOTS 1 THROUGH 18 . 56.300 SQUARE FEET CR 1.292 ACRES
AREA OF LOT 19 . 94,850 SOUARE FEET OR 2.178 ACRES
AREA OF STREET N PARKING . 20,994 SQUARE FEET OR 0.482 ACRES
AREA OF BUILDINGS . 23,225 SQUARE FEET OR 0.533 ACRES
AREA OF DRIVES .14352 SQUARE FEET OR 0.330 ACRES
TOTAL SITE IMPERVIOUS SURFACE . 58,561 SQUARE FEET OR 1.3. ACRES
TOTAL SITE IMPERVIOUS PERCENTAGE . 38748
TOTAL SITE PERVIOUS SURFACE . 92.589 SQUARE FEET OR 2126 ACRES
TOTAL SITE PERVIOUS PERCENTAGE - 61.26R
AREA OF LOT 19 IMPERVIOUS SURFACE . 25.400 SQUARE FEET OR 0.583 ACRES
AREA OF LOT 19 PERVIOUS SURFACE . 69.450 SQUARE FEET OR 1.395 ACRES
LOT 19 CONTAINS 26.85 OF IMPERVIOUS SURFACE
LOT 19 CONTAINS 712. or PERVIOUS SURFACE
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REVISIONS
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TOPSCR: ALL DISTURBED AREAS SHALL NAVE A
NINON. OF RICHES Cr TOPSOIL PLACED.
MESMER 220001 200 POUNDS PER ACHE OF
20-0-10 CR EQUIVALENT EERDUEER. NCORPORAM
11 INTO THE TOP THREE (3) TO FOUR (4) INCHES OF
SURFACE BY DSO. OR SONE OTHER SUITABLE
MEANS.
SEEDING: SEED MIX SHALL BE MADOT
ALL ACRES 'MAT EXCEED 11 SHALL BE SEEDED
WITH A 1111C0 FIBER BLANKET.
MULCHING: STRAW SHOULD BE SPREAD UNIFORMLY
AT A RATE Of PRO TONS PER ACRE AND ANCHORED
WTH OTHER METING OR A STRAIGHT DISC.
AU. SEEDING MP MILLCHNO SHALL TAKE PLACE
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OPERATOR OR AT THE HEMMING OF THE NEXT
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itaza""-
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1. THERE SHALL BF NO SLOPES STEEPER DIAN 3.
RFTBACKS_
REAR OF BUILDING- 20'
FRONT OF BUILDING
70 CURB- 20'
MINIMUM DISTANCE
BEWEEN BUILDINGS- 20'
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SUB-GRADE CORRECTION DETAIL
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FLARED END SECTION WITH RIP RAP
TYPICAL PRIVATE DRIVE SECTION
DRAWN BY
125/D
DATE
1/12/20040
REVISIONS
manEliKrine-
CAD FILE
213010
PROJECT NO.
21381
FILE NO.
2-03-039
SHEET 8 OF 8
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