HomeMy WebLinkAbout2004-058 Council ResolutionCITY OF LINO LAKES
RESOLUTION NO. 04-58
RESOLUTION APPROVING A
DEVELOPMENT STAGE PLAN /PRELIMINARY PLAT FOR OAKWOOD VIEW
WHEREAS, the Rice Creek Covenant Church submitted an application for approval of a
development stage plan /preliminary plat, and;
WHEREAS, the Lino Lakes City Council makes the following findings:
1. The site includes approximately 16.7 acres at 125 Ash Street. The current PID is 31
31 22 34 0001, and the legal description is:
The East 620.72 feet of the West 1120 feet as measured at right angles to the
West line thereof, of the Southeast Quarter of the Southwest Quarter, Section
31, Range 22.
Except the East 340 feet of the West 1120 feet of the South 223 feet of said
Southeast Quarter of the Southwest Quarter, Anoka County, Minnesota.
Subject to easements.
2. The site will be platted as Oakwood View.
3. The Planning & Zoning Board held a public hearing on the application on March 10
and April 14, 2004.
4. The City Council approved Resolution No. 04 -34, amending the comprehensive plan
to guide the site for Low Density Sewered Residential.
5. The City Council approved Ordinance No. 12 -04, rezoning the southern portion of
the site to Mixed Use Planned Unit Development, contingent upon Metropolitan
Council approval of the comprehensive plan amendment.
6. The approval of Ordinance No. 07 -04 approves vacating two existing ponding and
flowage easements.
NOW, THEREFORE, BE IT RESOLVED that the Lino Lakes City Council hereby
approves the development stage plan /preliminary plat subject to the following
conditions:
1. The comprehensive plan amendment (Resolution 04 -34) must obtain the approval of
the Metropolitan Council prior to any further City project approvals. The rezoning
(Ordinance 12 -04) and development stage plan /preliminary plat are contingent upon
the comprehensive plan amendment approval.
2. This approval provides for use of the duplex group residential facility for foster care
for developmentally disabled persons. Alternative uses under different county
and /or state licenses shall be subject to City review and state statutory
requirements, and at the City's discretion may require an amendment of the planned
unit development.
3. The project shall be final platted in two phases. The group residence duplex may be
final platted in 2004. The ten single family lots shall not be final platted until 2005.
4. The conditional use permit approved in 1996 to allow the construction of the church
is still in effect. Future expansion of the church shall be as approved with the
conditional use permit.
5. The duplex residential facility shall be constructed as depicted on the plans included
as part of this approval.
6. The relocation of sanitary sewer and water services may occur with the 2004, phase
one final plat because these utilities already existed. However, the construction of
the Oakwood Lane street extension shall not occur until final plat approval of the
single family lots in phase two, in 2005. All Tots and units shall connect to city
sanitary sewer and water.
7. Park dedication of $1,665 per unit shall be paid. Park dedication for the group
residence, two units, shall be paid when that lot is final platted. Park dedication for
the ten single family Tots shall be paid with that final plat.
8. The revised plat must obtain approval by the Rice Creek Watershed District prior to
final plat approval by the City Council.
9. Drainage and utility easements around all wetlands must be large enough to include
at a minimum a ten (10) foot buffer extending outward from the delineated wetland
boundary.
10. Issues discussed in the City Engineer review must be addressed to his satisfaction.
11. The City seeding mix must be used for ponds and wetland areas. This must be
noted on the plans.
12. The property owner must obtain approval from the City Council to vacate the existing
ponding and flowage easements.
_88-
Resolution 04 -58, page 2
•
13. Site plan information for the group residence duplex shall be provided prior to
issuance of a building permit. This shall include architectural elevations, floor plan,
landscaping, and site lighting. Any lighting in the parking area must City
requirements.
14. There must be a shared driveway easement to allow the new lot to use the existing
driveway on Ash St. This easement must be recorded with the final plat.
15.Any elements of the Mixed Use PUD not specifically addressed in the approved
plans shall be subject to the appropriate requirements of the zoning ordinance and
other applicable official controls.
16. The church shall enter into a maintenance agreement for the stormwater facilities
prior to issuance of a building permit.
17. This approval is based on the following plans and information:
Preliminary Plat, 3/24/04
Preliminary Grading Plan, 3/24/04
Preliminary Utility Plan, 3/24/04
Certificate of Survey and Tree Inventory, 3/24/04
Adopted by the Lino Lakes City Council this day of
2004.
Jo J. B es Mayor
g y or
_89_.
Resolution 04 -58, page 3
•
AGENDA ITEM 6D
STAFF ORIGINATOR: Jeff Smyser
C. C. MEETING DATE: May 24, 2004
TOPIC: • Resolution No. 04 -34: Comprehensive Plan
Amendment to Low Density Residential ,
• Ordinance No. 12 -04: Rezoning to Planned Unit
Development
Resolution No. 04 -58: PUD Development Stage
Plan /Preliminary Plat
• PUBLIC HEARING —First Reading, Ordinance No.
07 -04: Vacation of Two Ponding and Flowage
Easements
• VOTES REQUIRED:
Oakwood View
Rice Creek Covenant Church
Resol. 04 -34 comp plan amendment 4/5
Ord. 12 -04 rezoning to PUD 3/5
Resol. 04 -58 development stage plan /prel. plat 3/5
Ord. 07 -04 vacation of easements 4/5
BACKGROUND
The Rice Creek Covenant Church has submitted an application to further develop its
current site at 125 Ash Street. The application includes several elements. The goal is
to create ten single family detached home lots on the north part of the property as well
as a lot for a duplex on the southern part of the property. The duplex is intended for a
group residence for people with disabilities. The lot for the group residence would be
final platted this year to allow for construction this year. The single family lots would not
be final platted until 2005.
This project includes an odd mixture of actions because of the existing land use
category and zoning. The following approvals are necessary to accommodate the
proposal:
1. Amend the comprehensive plan to change the site from Public Semi - Public to
Low Density Sewered Residential.
2. Rezoning of the southern portion from R -1X to Planned Unit Development (PUD)
for mixed uses: the existing church and the group residence. (The existing R1 -X
zoning already accommodates the single family lots on the north.)
•
Oakwood View
page 2
3. PUD development stage plan /preliminary plat
4. Vacation of two existing ponding and flowage easements.
A conditional use permit (CUP) was approved by the City in 1996 to provide for building
the church. That CUP approval included a three -phase plan. Each new building
addition must undergo a site plan review, but would not require a CUP amendment
review. However, the CUP did not include the residential facility that is being proposed
now. Therefore, the CUP is not relevant here inasmuch as no additions to the church
building itself are being proposed.
The zoning ordinance provides for two different types of PUD. If only residential uses
were included in the project, the PUD would require only a conditional use permit.
However, the church and the group residence is a mix of uses. A mixed use PUD
requires a rezoning to PUD.
ANALYSIS
Comprehensive Plan, Land Use and Zoning
The table below identifies the existing land uses, guided land uses, and zoning for the
area.
The following table summarizes the project as shown on the revised plans:
Location
Existing Land
Use
Guided Land Use
Existing
Zoning
Site
church
Public /Semi- Public
R -1X
North
residential
Low Density Sewered
Residential
R -1X
South
residential
City of Shoreview
East
residential
Low Density Sewered
Residential
R -1X
West
residential, vacant
Medium Density Residential
R -1X
The following table summarizes the project as shown on the revised plans:
Gross Area of Lots (acres)
Gross Area with ROW
single family
area
6.24
Oakwood View
page 3
church lot
group
home
new ROW
total
7.21
7.26
2.23
0.97
16.70
Upland Area of Lots (acres)
Upland including new ROW
Total Units I
4.06
5.03
Gross Densiy: units/acre
Net Density: units /acre
10
1.39
1.99
Lot
gross sf
net sf
(upland)
wetland
1
55,383
20,283
35,100
2
52,502
16,212
36,290
3
40,043
17,037
23,006
4
26,449
25,975
474
5
15,565
15,565
6
13,488
13,488
7
14,563
14,563
L1 B2
16,143
16,143
L2 B2
14,320
14,320
L3 B3
23,197
23,197
total
271,653
176,783
94,870
acres
6.24
4.06
2.18
church lot
316,137
acres
7.26
duplex
97,226
acres
2.23
1.00 estimate
2
0.90
2.00 estimate
The comprehensive plan currently guides the site for Public /Semi - Public (PSP) land
use. This was done because of the existence of the church. The PSP category is not
specifically for churches: the comprehensive plan does not have a specific category for
churches, nor are churches discussed in the plan. The zoning ordinance allows
churches by conditional use permit in all residential zones. Because of the residential
uses proposed for the site, the Low Density Sewered Residential classification is
appropriate. This would allow for all uses proposed in the application.
The plan shows single family detached lots in the northern area at a net density of 2.37
units /acres. This falls within the range allowed by the Low Density Sewered Residential
land use category (up to 3 u /a). At about 2 u /a, the group residence duplex also falls
within this range.
• The amendment to the comprehensive plan must be submitted to the Metropolitan
Council for review. Because of the small size of the project, we expect the Met Council
review to be brief.
•
•
Oakwood View
page 4
Growth Management:
MUSA Reserve: The comprehensive plan and the growth management policy
establish a specific number of MUSA reserve acres to be allocated for residential
growth for stage one (prior to year 2010). The site is within the existing MUSA, so no
MUSA reserve is required.
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 table at the end of this report shows the status of the staging plans for final platting
new residential units.
Approvals for year 2004 have exceeded the goal by 18.4 %. An additional two units will
raise that to 19.7 %. This is within the allowable discretionary range. At the discretion of
the City Council, the duplex could be final platted in 2004.
However, ten more Tots would go beyond the 20% limit. Therefore, final platting of the
ten single family lots on the north side of the property will have to wait until 2005. In
other words, if this project is to proceed, it must be phased over two years.
Rezoning
The PUD zoning is intended for the southern portion of the site. The northern portion is
to retain its current R -1X zoning. As stated in the zoning ordinance, the City shall
consider possible adverse effects of the proposed zoning amendment. Its judgement
shall be based upon, but not limited to, the following factors:
1. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan.
Amending the comprehensive plan as requested would address the land use
issue.
2. The proposed use is or will be compatible with present and future land uses of the
area.
The church exists, and is surrounded by residential uses. Additional residential
use on the site would be compatible with the area.
3. The proposed use conforms with all performance standards contained herein (in the
zoning ordinance).
Oakwood View
page 5
All single family lots meet minimum size requirements. The planned unit
development provides the flexibility to allow the group residence lot to be created
without the normal frontage and width. Providing for a future road extension avoids
an excessive permanent cul de sac length.
4. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
The creation of ten single family homes and two units for a group residence will
not overburden city services.
5. Traffic generation by the proposed use is within capabilities of streets serving the
property.
The creation of ten single family homes and two units for a group residence will
not generate enough traffic to overburden the road system.
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 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. A non - residential conditional use permit PUD may
include a variety of commercial and /or industrial uses. A PUD that includes a
mix of residential and commercial /industrial uses must utilize the PUD zoning
district as described in Sec. 9 Subd. 3 of this ordinance.
Oakwood View
page 6
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.
3. 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.
5. 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: The minimum lot size in the R -1X zone is 12,825 sf of upland. As listed
above, all single family lots meet this minimum. The minimum lot width in the R -1X
zone is 90 feet. All meet this requirement.
The PUD is needed to accommodate the group residence. That lot does not have the
minimum road frontage width normally required. We normally do not allow flag lots.
However, the group home is a specialized use and will not generate the amount of
traffic that would be generated by other uses. Nor will future development occur that
will use the proposed driveway. The driveway off of the church parking lot is sufficient.
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. Park dedication will be collected as each phase is final platted. We
do not collect park dedication for churches, as churchgoers do not generate demand for
park facilities.
Oakwood View
page 7
Utilities: The church currently has sanitary sewer and water service. The existing
services come in from Oakwood Lane and run along the western edge of the property.
These will be relocated within the Oakwood Lane extension. The existing pipes will be
completely replaced. The new lines will provide service for the group residence as well.
Drainage and utility easements will cover all utilities.
The subdivision ordinance requires that final plat approval be obtained before utilities
can be constructed. However, utility service already exists, serving the existing church.
Because of this, the relocation can occur without final platting the entire site.
The City Engineer's report is attached.
Grading and Stormwater Management: Four wetlands exist on the site. The
plans include no filling of wetlands. Several stormwater ponds will be constructed.
Drainage and utility easements will cover all wetlands and ponds.
The subdivision ordinance requires that water courses must be protected by easement
that will include at a minimum a ten (10) foot buffer extending outward from the
delineated wetland boundary or the water course ordinary high water level. Lots with
easements protecting water courses shall have sufficient dimensions and area outside
the water course easement to meet or exceed the minimum lot area and width specified
in the zoning chapter for the district in which the lots are located.
Two "ponding and flowage" easements exist on the site. One is in the west central area
of the site, in the area planned for future parking for the church. The other is to the east
of the existing church building. The plan proposes to vacate both. The pond in the
second easement will be redesigned to allow for the new access driveway. An
easement vacation requires a public hearing at the City Council and two readings of an
ordinance. The vacation hearing and first reading of the vacation ordinance was
scheduled to occur when the project goes to the City Council for consideration.
The Rice Creek Watershed District granted conditional approval to the project.
Because the plan was revised, we will require RCWD approval of the revised plan prior
to City approval of the final plat.
The Planning & Zoning Board did recommend that the applicant submit geotechnical
information on existing groundwater levels and soils prior to City Council consideration
of the application. This information has been supplied and is subject to review by the
City Engineer.
Streets, Access: The Anoka County Highway Dept. has informed us that no
additional right of way is necessary for Ash St. (CSAH 32). Typically, the County's
policy is to require dedication of additional right of way to total 60' from centerline. The
road is 100' wide (50' from centerline). Anoka and Ramsey Counties have agreed to a
100' right of way on this road to minimize impacts on existing homes.
-77-
Oakwood View
page 8
Driveway to Group Residence: On the south, the plan proposes a driveway off the
church entry drive to serve the group residence. This driveway is five feet from the
property line, the minimum required distance, and it must be paved with curb. There
also must be a shared driveway easement to allow the new lot to use the existing
driveway. This will be a condition of approval.
Oakwood Lane Extension: On the north, the proposal includes extending Oakwood
Lane to provide access to the ten residential Tots. If this were a permanent cul de sac, it
would exceed the 500' maximum cul de sac length allowed by the street standards,
Sec. 302 of the City Code. However, the plan provides for a future street connection to
the west.
The subdivision ordinance requires that final plat approval be obtained before roads can
be constructed. The Oakwood Lane extension into the project cannot be constructed
until the ten single family lots are constructed with phase two in 2005. The grading can
occur earlier, and the utilities can be relocated as explained above.
Oakwood Lane was created as part of the Woodridge Estates plat in 1988 -89.
Oakwood Lane runs from White Pine Road on the north to the north property line of the
church site. A sketch by the City Engineer in July 1988 envisions the road to continue
south to Ash Street with connections both east and west. However, Woodridge Estates
did not provide for the eastern connection and the church was approved in 1996, which
blocks a southern connection:
It still is possible to plan for a connection of Oakwood Lane to a future neighborhood
road to the west. Oakwood Lane could provide a temporary cul de sac with a
connection to the western property line. Land to the west is guided for residential
development (medium density) and it is very likely that it will develop in the future. The
20 acres immediately west of the church site definitely could support development.
Land further to the west likely will be able to as well, though to a lesser extent due to
wetlands. Oakwood Lane as shown on the proposed plan will provide circulation and
neighborhood connections, running south to Ash St. or west to Baldwin Lake Road.
This would avoid the creation of new, long cul de sacs and may be the last opportunity
to create any circulation route to connect neighborhoods in this part of the community.
The comprehensive plan includes a policy and a recommendation for such connections:
6. Provide complete street systems to eliminate isolated neighborhoods and dead-
end streets and allow for interaction between neighborhoods.
Transportation policies, page 36, comprehensive plan
6. Integrate low density sewered residential land uses within existing residential
neighborhoods with local street connections, density transitions, and park
planning.
-78-
plan
Oakwood View
page 9
Recommendation for Planning District 4, page 135, comprehensive
We recognize that many residents like cul de sacs because they minimize traffic on their
streets. However, the lack of inter- neighborhood connections creates bottlenecks at
points of access to collector and arterial roadways. Roads accessing Birch St. provide
a clear example. Once the cul de sacs are built, the future problem is created. Creating
connections creates options and distributes traffic, preventing the bottlenecks.
Neighborhood street connections also provide for neighborhood social connections and
allow for a greater sense of community.
Group Residence Structure: Generally, the structure will be two stories, with
approximately 3500 square feet in each unit, for a total of 7000 sf. Typically, we require
architectural elevations and specific site plan information for a PUD. Since this project
only includes one duplex (two units), it is not so critical. It is more similar to a house
being built than a commercial structure. However, site plan information such as
architectural elevations, floor plan, lot lighting, and the like will be required prior to a
building permit being granted.
The parking lot for the enabling residence was revised since the initial plan. No parking
stalls are pointed toward homes to the south, eliminating the concern over headlights
shining there.
Group Residence Uses: At the March meeting, a question arose regarding the type of
use for the group residence. The church is proposing a residence for developmentally
disabled adults. Neighbors asked if the facility could be used for other types of
residents, such as criminal offenders.
There are several licenses for a facility for developmentally disabled people. One is by
the State of Minnesota. Another is issued by Anoka County as an agent of the State.
The Anoka County license requires several reviews. These licenses do not apply to
other types of residential facilities, such as for criminal halfway houses or treatment
facilities. These would require different licenses from the State of Minnesota Dept. of
Human Services. The DHS requires a review by the local government that such a
facility meets Local zoning code requirements.
This planned unit development is intended to provide for use of the duplex group
residential facility for foster care for developmentally disabled persons. Condition of
approval #2 states that other use must be reviewed by the City and may require an
amendment of the PUD.
Oakwood View
page 10
ENVIRONMENTAL BOARD
The Environmental Board reviewed this application on February 25. Recommendations
are attached.
PLANNING & ZONING BOARD
The P & Z opened the public hearing at the March meeting and continued it. The Board
recommended approval at its April 14 meeting with the conditions listed in Resolution
04 -58.
OPTIONS.
1. Approve the application, including the following:
• Resolution No. 04 -34: Comprehensive Plan Amendment to Low Density Resid.
• Ordinance No. 12 -04: Rezoning to Planned Unit Development
• Resolution No. 04 -58: PUD Development Stage Plan/Preliminary Plat, with the
conditions listed
First Reading, Ordinance No. 07 -04: Vacation of Two Ponding and Flowage
Easements
2. Return to staff with direction.
RECOMMENDATION
Option 1
This review is based on the following plans and information:
Preliminary Plat, 3/24/04
Preliminary Grading Plan, 3/24/04
Preliminary Utility Plan, 3/24/04
Certificate of Survey and Tree Inventory, 3/24/04
00
LOTS /UNITS
Development Name
Prelim
Plat
Phasing plans by year (lots /units to be final
platted)
year end
2002 2003
2004
2005
2006
2007
2008
2009
approved prelim. plats
2003 -09
TOTAL
maximum
1029
Stoneybrook
103
51
0
2nd Addn
0
52
52
Century Farms North
249
56
65
52
43
33
249
Keefe: preliminary plat
1
1
1
Morton (minor subdiv)
0
1
0
1
Ravens Hollow
56
0
56
56
Haley Manor (10 new Tots)
10
10
0
10
Crystal Cove
3
3
0
3
Millers Crossroads
152
22
47
51
32
152
Lakeview Estates (2 new)
2
2
2
Snell (minor subdivision)
0
1
1
Pheasant Hilis Pres. 13th
1
1
1
Marshan Estates
4
4
4
proposed
Justin's Preserve
1
1
1
Rice Creek Church duplex
2
2
2
Rice Church: Oakwood View
10
10
10
Highland Meadows East 2nd
18
18
18
Pheasant Hilis 12th island
8
8
8
Rick Carlson /Rehbein lot
1
1
1
Royal Oaks Fox Road
64
34
30
64
Junes Addn
2
2
0
total
51
148
176
176
105
33
0
0
638
remaining of annual 147
remaining of 1029 for pre -2010
exceeds target of 147 by
percent
-29 -29 42 114 147 147
391
1 29 29
0.7% 19.7% 19.7%
CITY OF LINO LAKES
ORDINANCE NO. 12 -04
AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF LINO
LAKES BY REZONING CERTAIN REAL ESTATE FROM R1 -X TO
MIXED USE PLANNED UNIT DEVELOPMENT FOR
OAKWOOD VIEW AND THE RICE CREEK COVENANT CHURCH, 125 ASH STREET
The City Council of the City of Lino Lakes, Anoka County, Minnesota does ordain:
Section 1: Findings
The City Council makes the following findings regarding the application for rezoning the
property described below, based on the factors listed in Section 2, Subd.1 E of the Lino
Lakes zoning ordinance:
1. The Rice Creek Covenant Church submitted an application for an amendment to the
zoning ordinance to rezone the southern portion of their site to Mixed Use Planned
Unit Development (PUD). The site currently is zoned R1 -X., Single Family
Executive Residential.
2. The proposal includes platting the site as Oakwood View. The area to be rezoned to
Mixed Use PUD includes Lot 8, Block 1 and Lot 9, Block 1, Oakwood View, as
shown on the preliminary plat submitted to the City on March 24, 2004. The
remaining area of the Oakwood View site, Lots 1 -7, Block 1 and all of Block 2 shall
remain as R1 -X zoning.
3. The proposed action has been considered in relation to the • specific policies and
provisions of and has been found to be consistent with the official City
Comprehensive Plan, as Resolution 04 -34 amends the comprehensive plan so the
site is guided for Low Density Sewered Residential uses.
4. The proposed use is compatible with present and future land uses of the area. The
site is guided for Low Density Sewered Residential use (Resolution 04 -34). Land to
the east and north is guided for Low Density Sewered Residential use. Land to the
west is guided for Medium Density use. Existing and anticipated future land uses in
the area are considered compatible with the proposed uses.
5. Upon compliance with the conditions of approval set forth in Resolution 04 -58, the
proposed uses will conform with all performance standards contained in the zoning
ordinance and other requirements.
6. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity. Utilities are currently available to the site,
and compliance with Resolution 04 -58 will ensure proper utility service.
-84-
•
7. Traffic generation by the proposed use is within capabilities of streets serving the
property.
Section 2
The Zoning Ordinance of the City of Lino Lakes, Anoka County, Minnesota, passed by
the City Council on March 10, 2003 is hereby amended by rezoning from R -1X, Single
Family Executive Residential to Planned Unit Development, Mixed Use pursuant to the
provisions of the Zoning Ordinance of the City of Lino Lakes, the following described
real estate:
Lot 8, Block 1 and Lot 9, Block 1, Oakwood View, as shown on the preliminary
plat submitted to the City on March 24, 2004.
Section 3
Development shall conform with plans listed in Resolution 04 -58, and associated
information, and the requirements and conditions of approval listed in Resolution 04 -58.
Any elements of the Mixed Use PUD not specifically addressed in the approved plans
shall be subject to the appropriate requirements of the zoning ordinance and other
applicable official controls.
Section 4
This zoning amendment is contingent upon and shall not be in effect until receipt of
Metropolitan Council approval of the comprehensive plan amendment approved by the
City Council with Resolution No 04 -34.
Section 5
As above amended, said Zoning Ordinance shall stand as initially passed and
previously amended.
Section 6
This ordinance shall be in force and effect from and after its passage and publication
according to the Lino Lakes City Charter.
Passed by the Lino Lakes City Council this day of , 2004
ATTEST:
John J. Bergeson, Mayor
- 8 5 -
Ordinance 12 -04, page 2
Ann Blair, City Clerk
- 8 6 -
Ordinance 12 -04, page 3
CITY OF LINO LAKES
ORDINANCE NO. 07-04
AN ORDINANCE VACATING TWO PONDING AND FLOWAGE EASEMENTS
ON THE SITE OF OAKWOOD VIEW AND THE RICE CREEK COVENANT CHURCH,
125 ASH STREET
The City Council of the City of Lino Lakes, Anoka County, Minnesota does ordain:
Section 1 Findings
The City Council makes the following findings regarding the application to vacate two
ponding and flowage easements:
1. The Rice Creek Covenant Church submitted an application to vacate two ponding
and flowage easements on the site to be platted as Oakwood View.
2. The easements are described in Attachment A.
3. Development plans for the Oakwood View plat provide for adequate stormwater
management for the site and the existing ponding and flowage easements are
therefore unnecessary.
4. The City Council held a public hearing on the proposed vacation on May 24, 2004.
Section 3
The ponding and flowage easements described herein are hereby vacated.
Section 4
That any person, corporation or city owning or controlling easements contained upon
the property vacated reserves the right to continue maintaining the same or to enter
upon such way or portion thereof vacated to maintain, repair, replace, remove or
otherwise attend thereto.
Section 5
This ordinance shall be in force and effect from and after its passage and publication
according to the Lino. Lakes City Charter.
Passed by the Lino Lakes City Council this day of , 2004
John J. Bergeson, Mayor
ATTEST:
Ann Blair, City Clerk
need to add Attachment A with legal descriptions of easements being vacated
- 9 1 -
Ordinance 07 -04, page 2
emorandum
DATE:. 'April 9 2004.:
TO: Jeff Smyser
.James E: Studenski, City Engineer
RE: Oakwood View ...
Attached is the TKDA review dated April 7, 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 Towri Center Parkway, Lino .Lakes,Minnesota 556141181
• ENGINEERS - ARCHITECTS • PLANNERS
MEMORANDUM
•
• 1500 Piper Jett:
affray Plaza
• ': 444 Cedar Street
Saint Paul, MN 55101 -2140
(651) 292 - 4400.
(651) 292 -0083 Fax
www.tkda.com
l o: James Studenski, City Engineer Reference: _ Oakwood View
Copies To: City of Lino Lakes, Minnesota
•
Comm. No. 12976 -002
From Scott A. Brink, P.E. Routing:
Dates ; ' April 7, 2004
A Preliminary Plat has been submitted by Glenn Rehbein Companies for Oakwood View. The proposed plat
, is located on 17 acres of property north of Ash Street (County Road J) and west of Hodgson Road (County
`Road 49). Reviews dated. March 8, 2004'and February 26, 2004 were previously submitted, and were based
upon the following documents provided by the applicant:
1 ▪ Wetland Delineation Report, hydrology calculations, hydrology summary and NPDES Phase Ti
permit form, .provided by Glenn Rehbein Companies
(William A.T. McCully ) dated January 23,
• 2004 and received by the City of Lino Lakes January 30, 2004..
Preliminary Plat, Certificate of Survey and Tree Inventory, Preliminary Grading Plan, and
Preliminary Utility Plan (Sheets 1-4), received by the City of Lino Lakes February 6, 2004.' :..
3.: HydroCad model and supporting data dated January 13, 2004 by Glenn Rehbein Companies... .:
4 ▪ Wetland Delineation Report, Rice Creek Covenant Church Site, prepared by Polaris Group, dated .:.
May, 2003
S.. .:.Rice Creek Watershed District Report (Application No (4-014), dated February 20;2004, providing
'conditions for Conditional Approval Pending Receipt of Changes (CAPROC)...
6 Revised Preliminary Grading, Drainage and Erosion Control Plan, by Glenn Rehbein Companies
(William A T McCully) dated February 16, 2004 . and received by the City of Lino Lakes March 1,
2004. . •
ince that time, the following additional documents have been received:
1 ▪ Full size and 11X17 size plan sets (4 sheets) as follows
1. Preliminary Plat dated March 24, 2004.
2. Certificate of Survey and Tree Inventory Plan dated March 24, 2004.
3: Preliminary Grading Plan, dated. March 24, 2004.
4. Preliminary Utility Plan, dated March 24, 2004:.
•
2 . Cover letters dated January 28, 2004, February 16,'2004, March. 3, 2004, and March 24, 2004 from
Glenn Rehbein Companies regarding an RCWD Permit Application
3 • Drainage Calculations dated March 24, 2004, and Drainage Diagram dated March 23, 2004.
4.. Stormwater Pollution Prevention Plan dated September 5, 2003.
An Employee Owned Company 1 ., .9 3,,, Affirmative Action and Equal Opportunity
Oakwood View Page 2 April 7, 2004
ity of Lino Lakes, Minnesota
5. Hydrology Summary dated March 24, 2004.
6.. Existing and`Proposed Subwatershed Maps. :
Modifications as a result of the revised documents received are presented herein. Portions of the previous
- reviews are repeated m this revised review as necessary.
Introduction .:...
The proposed Oakwood View plans provide for essentially two different improvements on different sides of
the property. For the north 1/2 of the site, it is proposed to extend existing Oakwood Lane southerly into the
northwest comer of the site a distance of over 500 feet The previous submittal proposed a permanent cul_
de -sac within the property. The most recent plan has revised the street extension to curve toward the west
and terminate as a temporary dead -end at the west property line. It would then be intended to eventually
extend the street at a later date to provide future access and eventual elimination of the long dead end cul-de-
sac. The Oakwood Lane extension would serve the construction of 10 new single family residential
properties. The sizes of the single family lots would range between 0.3 acres . and 1.3 acres. The larger lots
ould include significant amounts of wetland areas. All lots must meet the City Code requirements for
ufficient size without wetland easements.
At the southwest corner of the property. is an existing church and parking lot. Proposed is to extend a..
driveway easterly from the existing church property and constructing an enabling. residence (duplex) and
parking area Remaining portions of the entire 17 acre property not proposed for grading or improvements
are essentially.wetland and/or wooded areas
According to the information provided, it is the applicant's intent to Final Plat the property in two stages as
.follows: The Enabling (Duplex). Facility in 2004 and the 10 -lot single family properties in 2005..The
'proposed grading and utility construction must therefore consider staging requirements and scheduling needs
accordingly;
The following additional comments are provided:
Drainage and Drainage .Calculations;.
Revised drainage calculations, including a HydroCad model dated March 23, 2004 have been provided and
have been reviewed. The following comments are provided:
•
The anticipated high ground water level must be known.
The calculations must account for future building and parking lot expansions for the church and/or
enabling facility:
Details are needed for the . pond outlets.
Oakwood View Page 3
City of Lino Lakes, Minnesota
Other general comments regarding drainage are as follows:
April 7, 2004
: The applicant has indicated that an NPDES Phase 11 permit has been forwarded to the MPCA.: All
requirements o f the Permit shall be completed prior to engaging in grading activities.. A Storm Water
Pollution. Prevention Plan (SWPPP) has been provided in accordance with NPDES requirements:
The Plan must be signed by the applicant. :.
• The storm drainage plan requires further information regarding emergency overflows and outlets.
For example, the proposed pond at the northwest comer of the property does not show an outlet or
overflow location on the grading plan. Existing topography suggests that at least some of the existing
drainage for the Oakwood property flows to the west. Therefore, the impact of excess drainage to
'properties located adjacent to the Oakwood property (both east and west sides) must be investigated
further. : .
Fonds as labeled on the Hydro -Cad model do hot appear to correspond to the ponds as shown on the .
grading plan, and must be clarified.
Storinwater routing at the south end of the property (Ponds. 2 and 5) proposes the eventual routing of
stormwater to the north to Woodridge. Estates by way of a ditch along the east side of the property. It
is not known for certain the condition or capacity of the ditch, and the potential impacts of the 100
year HWL beyond the Oakwood View property. It is recommended that this be investigated further.
5. Review and approval of the Rice Creek Watershed District (RCWD) is required Per the previous
review, the City received a copy of the Watershed's response to the developer's application, and a
copy of a Conditional Approval Pending Receipt of Changes (CAPROC). The following conditions
of note are required by RCWD as a result of the CAPROC:
•
A. Geotechnical soil borings must be conducted and provided to determine depth to the water table
and substrate materials. This is particularly needed to ascertain if the proposed rain gardens will
function as infiltration basins
B. Vegetation specifications must be provided, including deep rooted native vegetation for proposed .
rain gardens. A note must be provided on the grading plan providing for. the establishment of
vegetation, including incorporation of the City's seed specification as provided.
C. ' Pond outlet details must be provided on the Grading Plan and provide skimming capability for up
to the 1 -year event
The wetland boundaries must be field verified by RCWD staff.
E. The 100 -year flood elevation and emergency overflow and location must be provided for each
pond and wetland basin. This information is provided on some but not all basins on the grading plan.
' It also appears from the plan that some proposed low floor elevations do not meet the City's
Oakwood View Page 4 April 7, 2004
City of Lino Lakes, Minnesota
minimum 2 feet above the 100 year flood level and District freeboard requirements over the onsite
wetland basins.
H. A letter from the City must be provided that addresses responsibility for the management of
stormwater management facilities on the property..
1 'A copy of receipt from the County Recorder must be provided, along with signed notarized copies
of legal documents.
-An electronic or reduced (11X17) copy of the approved grading plan must be provided.
K. A cash surety in the amount of $3500 must be provided..'
Utilities
It is proposed to utilize the existing sanitary sewer and water lines prior to construction of the 10 unit
,-residential units. An extension of the existing lines to the Enabling Facility would be required: The
existing sanitary sewer and water lines are intended to remain in service for the existing church and
enabling facility until they are replaced by new lines to be constructed for the Oakwood Lane
extension. The existing lines running along the west side of the property would then be abandoned
accordingly.
• The existing watermain appears to be a very long dead end line. With the extension to the enabling
facility, the long length raises at least some concern with regards to adequate pressures and
circulation. It is suggested that any options to loop the pipe by way of County Road J be explored
with the City. Additional utility easements for the extensions would be required. In addition, the
sewer and water extensions to the enabling facility as shown cross beneath existing and proposed
wetland and detention areas where minimum cover (8 feet) over the pipes will be compromised.
Insulation over the pipes will be required in such instances. Also, infiltration into the sanitary sewer •
under the .wetland/pond areas may be of concern, and it is suggested that the sewer be constructed to
waterinain tightness standards at that location.
▪ The Plan shall be subject to the review of the City Fire Chief, including the number and location of
hydrants. It is recommended that additional hydrants be added near the church and enabling facility.
• A detail sheet shall be provided showing the Standard plates and details of the City of Lino Lakes.
this would include manhole structures, utilities (hydrants, valves:services, etc.), and storm drain and
erosion control details.
As previously stated 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.
Oakwood View : Page 5 April Z 2004
City of Lino. Lakes, Minnesota.
. All trenches (including services). shall be backfilled 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.
7..A minimum of two feet of cover over storm sewer pipe is desired.
Other Comments
1 • A final landscaping plan shall eventually be submitted. Sight comer visibilities shall be maintained
per City requirements as a hcable.;
p r t3' pp
2. 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:
▪ Approval of the plat, including access from County Road J will be subject to the review and approval
of Anoka County,
▪ As previously mentioned, a geotechnical report has not been provided. Therefore, the existing soils
and groundwater levels are not known. All building pad foundations, streets, and utilities shall be
constructed on approved materials as required by the City of Lino Lakes, and groundwater levels
shall be known in order to ascertain building elevation. requirements ((low floors) with regards to
ground and surface water elevations. Many of the proposed units are walk outs adjacent to wetlands,
and the high water elevations of the wetlands are not shown on the plan: Building elevations will
therefore be subject to further review.
• The wetland delineation report must be approved by the Rice. Creek Watershed District.
The existing church and proposed' enabling facility will utilize the same driveway access. A cross
access agreement or appropriate legal covenant is recommended.' The driveway to the enabling
facility has been widened to approximately 20 feet to provide added safety and capacity. Adequate
access and mobility for emergency vehicles shall.be provided, and the plan shall be subject to the
review and approval of the City Fire Chief.
• ▪ A tree inventory plan has been prepared. It is suggested that existing trees be preserved as much as
possible and, practical. ;
•
With the extension of the existing Oakwood Lane dead end, a cul -de -sac of nearly 1000 feet in-length
will result This far exceeds the City's maximum standard length of 500 feet. However, this
condition may be considered temporary pending future extension to the west, and the City would be .
required to waive from its current standard to allow this construction:
-97
Memo
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:
Rice Creek Covenant Church
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 southern 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
-98-
Soils
• 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.
Surface Water
• Would like RCWD input on wetland delineation, particularly on the developer
delineation line on the northern part of the Plat. NWl 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.
Parking
• 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 "d 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.
• Page2 -99-
CRE
00,111110
29
32
HIGHWAY R!W PLAT NO. 4& - 100
'" •• '
, -
. . .
• . • .
• . . . • ' .
til,749fiR4'
100:10,Mk"
-
444t1-4:14,4,,4t„.
.o.11
MGM'
- • '4,4...01.
AftztailAiri(' ensi
es/ ell_
lut0004"44'*-
PRELIMINARY PLAT OF ...
OAKWOOD VIEW
11-2*
1223 u:se
853'2B'E 29:74
Rice Cheek Covenant Church
125 Ash Steel
Lino Lakes, MN 55126
Phone: (651) 486-0692
VICINITY MAP
17,03
Uplan
40,043 6
Total Lot
r9v
1I'
I TtEEALDEsca>prio2l.
1 the Fast 020.72 foot of the Wad 1120 tat n 312328.! ot
E.1 Aunt -- b D,e Wad ,the 1Aer.A of the Southend Quern -
• I • of Who SauWr.at Ouerlr, Sudan 31, Boon 22
Inept SW End 340 foot of th. Wert 1120 bat of th. South •
'223 that of .old Southeast Coot- of S231h.eot ardor.
nano Gamy. Wenaodn
921311 To Zon nah
Cn120. 1425 Ara '
•
•
AREA• BREAKDOWN
15,56
8
316,137 SF f .;
7.26 acres
(Church Lot)
W.AV.0. mom 201W
IIWJOD DELINEATED 1W POl/A4 GROW.
• • E.bang Parking
V11@hand
1�2g4 uu2T SOr an
Prr posed 9
4hablInp . .
Rebidence• \
(e; "'
297,226 SF .
'\ .23 AC
\Dopkx
• .wr -,2251 _r,i."- --
prth ib. of South 213
o.;
sarattrs
EXCEP I IV1Y
GRAPHIC SCALE
P22 E4a 46
RECEIVED
- 10 3 - 2 4 2004
Cpnrltl�cl LAKES
. `1-233, Wu et 2Mv to 32. T.P. 31. WO. 21
ant aW. on Inn
. om
/4...... I
GLENN
x 4 em2
EHBEIN
AAA Mir.
.a 123. 31315
CER.Ej11CATE OF SURVEY AND TREE INVENTORY OF
OAKWOOD VIEW
(Showing Proposed Grading
�• I Wo6dtld66
l'5326•E 528:74
rte Mm
Rice Creek Covenant Church
125 Ash steal
Lino Lakes, MN 55126
Phone: (651) 486 -0692
VICINITY NAP
Wetland
LRQALDESCRIPTION • •
3 °e M � e72 %A et the Wat 1110 lost aa . 2ew1d d '
• Iloht m21" to the West Ra Mr.e4 N Om smewa4l Romer
of tlr Southavl wort.. 5.80. 21, R. 22 •
Except 2 fad of aW 34 6wmwt t el TM amiss al Loath dl gusty • • ••
Make Camty I41nuate. .
Sub}et To Emosmn4
0mtalna 10.60 Arai
SEE ATTACHED SHEET FOR TREY T1PE/SRE TABLE
RECEIVED
• MAR 2 4.2004
CffY OF Low LIE$
XCEPT;O v
RAH PWt Hn, 40
GLENN
EHBEIN
2
'or 4eon
UAWUUU ''VIEW .PRELIMINARY; GRADING PLAN
ORAPRIC SCALE
: •. •
R itch
(Rrm)
1.11.a.2.
•
LEGEND 1
•
CLPT- PROP. FINISHED
CENTERLINE
LP - LOW POINT
HP , - HIGH POINT
FLOW UNE
- STORM STRUCTURE
ffi - PROPOSED ELEV.
e - PROPOSED STOP
. .. SIGN. . .
/Z(.1 RAINWATER GARDEN
-SP--SF— SILT PENCE
'- — EXISTING CONTOUR
'- — -® PROPOSED CONTOUR
855.80 SPOT ELEVATION
NCEVLATID
86 -VERP
P
PRE - VEGETATED
.EROSION CONTROL
BLANKET
ROCK CONSTRUCTION
.ENTRANCE
GDIN,RA. G NHS
1.INSTALL AND MAINTAIN SILT FENCE AS NECESSARY
2.INSTALL ROCK CONSTRUCTION ENTRANCE
3.PLANT RAINWATER GARDENS WITH SUGGESTED
W ✓
PLANTS. SEE RAINWATER GARDEN GARDEN
•.'INFORMATION
4.SOUD HATCH AREA DEUNEATES RAINWATER
GARDENS •
S.PROVIDE GRANULAR FILL WITH A INFILTRATION RATE
sOF.0.5 "/HR WHERE SHOWN
6.RAINWATER GARDENS TO BE CONSTRUCTED AFTER
' STREET CONSTRUCTOR IS COMPLETE
7.SEED AND MULCH SHALL BE FURNISHED PER THE
REQUIREMENTS OF THE CITY OF LINO LAKES
— B.MAJORITY OF SITE DRAINS TO NW.CORNER
9.NO WETLAND FILL SHOWN
10.WETLAND DELINEATION PREPARED BY POLARIS
GROUP
11.MPCA PERMIT (5 REQUIRED TO WORK ON SITE
12.CITY ENGINEER TO APPROVE TIME FOR THE
REMOVAL OF EROSION CONTROL MEASURES •
13.SURMOUNTABLE CURBS SHALL,BE USED DN CITY
STREET
14.CONCTRACTOR TO CONTACT GOPHER STATE ONE
FOR UTILITY LOCATIONS PRIOR TO ANY WORK
1- 800 - 252 -1166
15.CONTACT WILUAM McCULLY, P.E AT GLENN
REHBEIN COMPANIES ® 763 - 784 -0657
,STORM NOTES
1.DRAINTILE (IF REQUIRED) SHALL BE 6" ADS N -12
PERFORATED WITHOUT 'SOCK
2.SEWER PIPES, STRUCTURES AND APPURTENANCES
SHALL ADHERE TO CITY OF LINO LAKES
STANDARDS
3.SEE SHEET 3/4 FOR P55 DETAIL
tlond
PAVEMENT DESIGN
1 Y2" BIT. WEAR TYPE 41
2" BIT. BASE .TYPE 31
6 ".CLV RECYCLED OR CRUSHED
A.0 '
RECEIVED
MAR 2 4 2004
ire OF LINO LAKES
rot
-Y aA■m Rant
WWI RUT c.r BM 7d �
NM= Wart IDLY SR •
IWO.. art 51184.. • 1RAaa8 Zan
ROCK CONSTRtJCT,ON E RAN
•
Existing parking
' (Canty Rood '.0
— .EXISTS4G- UTILFA65 ARE.SHOMSIJNJIN:AP8B051UA EL.
WAY ONLY. 1HE .CONTRACTOR SHALL DETERMINE
THE EXACT LOCATION OF ANY. AND ALL EXISTING
UTIL111E5, BEFORE COMMENCING WORK. HE OR SHE '
AGREES TO BE FULLY RESPONSIBLE FOR ANY AND
ALL DAMAGES ARISING OUT OF HIS OR HER FAILURE
TO EXACTLY LOCATE AND PRESERVE ANY AND ALL
EXISTING. UTILITIES.
t AHn 140. 32). •
rx.1 ,y ,ma CRinntlYr9NhNWRd(R�aR -aF-WY .L aE '
aRnR AID, tr11MASR1 .RNRYpiC jZrc TRU W A . ID NORV 1 ROME AS D TRRll pI{ 011A123
GOPHER STATE ONE CALL
TIAN CITY AREA (651)' 454 -0002
MN TOLL. FREE 1 -800 -252 -1 66
I ' 1 I L 1 1/2. 2141 mtmtln.m n•.,, PbaS .8.. s..h��
, I. L._ 2' 2331 RnamR.a noa, Taal Coal I I
.1 L_ 5' AYaapa4 sa. 10018 Crumbed R.,.I.d Clan a l
: L- - -- u' 5.1.3 comb, Rana, 56 Mad. - 1 4' PY0/nua dxvMala a /oak
8412 8/1815 Al Calabpaa. ,b R.Aia- -I ................ Ww.. C..
4' of D O lep.all and laf Webnaaa,4, • GM ale. bonsai al alai
. 8..d, mulch and 21.. amber aaww. 8/W ' . m•R.m :d 818..x1. tI bar.
a1 mw aa. a ..auaanen
TYPICAL RESIDENTIAL STREET SECTION
• • FL- 30' -FL • . BOC- 32'. -BOC
. W
1
o P
> .
. W
>
c
PUNART GRADING, DRAINAGE AND EROSION CONiR(k PLAN
:.. O A K W O O D. v I F!n
RICE EEK COVENANT ( - 10 5 -
EHBE/N
Ili -
�GLENN
` i glil .
. R $ gg
' iiiii
n
�1-
LCNRO
J \ LAKES MINNESOTA % \ 0
1