HomeMy WebLinkAbout2001-006 Council ResolutionS 01 -06
Council Member Carlson introduced the following resolution and moved its adoption.
CITY OF LINO LAKES
RESOLUTION NO. 01-06
RESOLUTION APPROVING THE PRELIMINARY PLAT
FOR BEHM'S FARM PARK ADDITION
WHEREAS, the City has received an application for preliminary plat approval for
Behm's Farm Park Addition, and
WHEREAS, A public hearing was held before the Planning & Zoning Board on January
10, 2001, and
WHEREAS, Ordinance 01 -01 rezones Lot 13 Block 2 Sunset Oaks to R -1 Single Family
Residential, and
WHEREAS, Ordinance 02 -01 allocates 2.55 acres of MUSA reserve to the nine lots in
the proposed plat, and
• WHEREAS, the proposed preliminary plat meets the requirements of the City's zoning
ordinance and subdivision ordinance,
NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby
approves the preliminary plat for Behm's Farm Park Addition with the following
conditions:
1. Ordinance 01 -01 must be in effect (30 days after publication) before the final plat
can be recorded.
2. Ordinance 02 -01 must be in effect (30 days after publication) before the final plat
can be recorded.
3. The developer must notify purchasers of residential lots of the existence of the
nearby Lino Air Park. The developer must provide to the City a copy of the
notification format to be used before final plat approval by the City.
Passed by the Lino Lakes City Council this 29th day of May , 2001.
•
•
•
The motion for adoption of the foregoing resolution was duly seconded by
Council Member Dahl and upon vote being taken thereon, the
following voted in favor thereof: Bergeson, Carlson, Dahl, O'Donnell and Reinert
The following voted against same: None.
Whereupon said resolution was declared passed and adopted.
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AGENDA ITEM 7 D
STAFF ORIGINATOR: Jeff Smyser
C. C. MEETING DATE: February 12, 2001
TOPIC: • FIRST READING: Ordinance 01 -01
Rezoning Lot 13 Block 2 Sunset Oaks to R -1
• FIRST READING: Ordinance 02 -01
Amending Comprehensive Plan to Allocate 2.55
Acres of MUSA Reserve
• Resolution 01 -06 Approving Preliminary Plat
Behm's Farm Park Addition
ACTION REQUIRED:
BACKGROUND
4/5 vote for rezoning ordinance
4/5 vote for MUSA ordinance
3/5 for preliminary plat resolution
The applicant, Century Farms Development, has applied for a rezoning, an allocation of
MUSA reserve acres, and a preliminary plat. The site is within the existing Behm's Park
on the southwest corner of Mustang Lane and Palomino Lane.
Behm's Park currently includes approximately 8.6 acres. The park area includes Lots 13,
14, 15, and 16, Block 2, Sunset Oaks. The City acquired these four lots for park purposes
via warranty deed in December 1985 to fulfill park dedication for Sunset Oaks.
The City rezoned Lots 14, 15, and 16 to R -1 in 1994 (Ordinance 15 -94). Lot 13, the
southern portion of the park, was not included in the rezoning action. This likely was an
oversight.
In 1997, the City received approval from the Metropolitan Council to allow the City to
use part of its MUSA reserve for the Behm's Century Farms development. The approved
submittal map included Lots 14, 15, and 16, but did not include Lot 13. That is, the
southern part of Behm's Park was not included in the area where MUSA can be applied.
Again, probably an oversight.
In 1999, the City Council authorized selling 2.55 acres of the park to G. M. Development
for $75,000, which was to include grading improvements to the park (Ordinance 16 -99
and Resolution 99 -50). The intent was to allow for the creation of nine house lots.
Proceeds of the sale of this land would be used to develop the park. However, there was
no guarantee in the purchase agreement that the City would approve rezoning or
development of the 2.55 acres.
Behm's Farm Park Addition
February 12, 2001
page 2
Gary Uhde of G. M. Development has requested that the City allow him to follow
through on his plan for developing the new lots. Staff discussed this with the City
Council at a work session on 11/8/00 and Council directed staff to proceed.
In order to proceed, three actions are needed:
1. Rezone Lot 13 Sunset Oaks to R -1
2. Allocate 2.55 acres of MUSA reserve to the area to be sold to the developer
3. Preliminary plat
This report is based on the submittal consisting of the following:
Preliminary Plat 12/11/00 submitted 12/11/00
Preliminary Grading Plan 4/18/00 submitted 12/11/00
Existing Conditions 12/11/00 submitted 12/11/00
ANALYSIS
Land use and zoning for the site and surrounding land are listed in the following table.
The site includes 8.6 acres with 2.55 acres to be platted as new house lots.
The proposed plat would create 9 single family lots.
The draft land use plan shows the site as Public Semi - Public. That map was created
before the negotiations with the City over the land sale. The draft map can and should be
amended to complete the land sale agreed to by the City in 1999.
Rezoning
Section 2, Subd. 1.E. of the zoning ordinance states that the Planning and Zoning Board
shall consider possible adverse effects of the proposed zoning amendment. Its judgement
shall be based upon, but not limited to, the following factors.
•
Comprehensive
Plan (existing)
Comprehensive Plan
(1998 draft)
Zoning
site
Single Family Resid.
Public /Semi - Public
R -1 and Rural
north
Single Family Resid.
Low Density Sewered Resid.
R -1
east
Single Family Resid.
Low Density Sewered Resid.
R -1
west
Single Family Resid.
Low Density Unsewered Resid.
Rural
south
Single Family Resid.
Low Density Unsewered Resid.
Rural
The site includes 8.6 acres with 2.55 acres to be platted as new house lots.
The proposed plat would create 9 single family lots.
The draft land use plan shows the site as Public Semi - Public. That map was created
before the negotiations with the City over the land sale. The draft map can and should be
amended to complete the land sale agreed to by the City in 1999.
Rezoning
Section 2, Subd. 1.E. of the zoning ordinance states that the Planning and Zoning Board
shall consider possible adverse effects of the proposed zoning amendment. Its judgement
shall be based upon, but not limited to, the following factors.
•
•
Behm's Farm Park Addition
February 12, 2001
page 3
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.
2. The proposed use is or will be compatible with present and future land uses of the
area.
The land use and zoning table shows that the proposed rezoning complies with these
first two factors. The site and surroundings is guided for single family and park uses.
Land immediately surrounding the new lots is already developed with single family
homes. Parkland will remain on most of the site. The park acts as a buffer for the
larger lot, unsewered homes to the west and south.
3. The proposed use conforms with all performance standards contained herein.
The proposal meets the zoning and platting requirements contained in City
ordinances.
4. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
Existing utilities can handle the nine new lots.
5. Traffic generation by the proposed use is within capabilities of streets serving the
property.
The nine new homes will not cause negative impacts on the existing roads.
Staff recommends finding that the project complies with the above factors.
MUSA Policies
As noted above, most of the site is within the area approved for the use of some MUSA
reserve. The lower portion is not. However, only 0.5± acres is outside the approved area.
Because this appears to be an oversight of the past, staff feels comfortable with this. In
addition, most of the area approved for MUSA will remain as City parkland.
The City's MUSA reserve can be allocated within approved areas at the City's discretion.
Currently, the City has 29.2 acres in the reserve. This project would need 2.55 acres of
MUSA reserve.
• Interim MUSA Reserve Criteria: The City has criteria for the allocation of the MUSA
reserve. Application of Interim MUSA Reserve shall be subject to the following:
•
•
Behm's Farm Park Addition
February 12, 2001
page 4
1. An application for MUSA Reserve shall be considered at time of Preliminary Plat
Approval and allocated at time of Final Plat following completion of a development
agreement and posting of financial guarantees.
The request for MUSA is occurring concurrently with preliminary plat application.
2. The property in question shall be zoned R -1 or R -1X or a rezoning application be in
process in conjunction with the preliminary plat.
The rezoning request is occurring concurrently with the MUSA request.
3. The property in question must be immediately adjacent to existing MUSA.
MUSA is directly across both Mustang and Palomino Lanes.
4. MUSA Reserve shall be allocated to net buildable acres.
The net acreage for the nine lots is 2.55 acres, and that is the MUSA request.
5. Development of the property must be considered a natural utility extension.
6. Development of the property must be considered a natural extension of existing
roadways.
Utilities and roadways exist directly adjacent to the site.
7. Development of the property shall not adversely affect the health, welfare, and
general safety of the community.
8. Development of the property shall be environmentally compatible with the
surrounding area.
There is no evidence of negative impacts to the community or environment. The
wetland plan was approved by the Rice Creek Watershed District.
9. Development of the property shall be consistent with the City's Comprehensive
Park Plan.
The revenue from developing the site into nine lots will provide funds to develop the
park according to the Park Plan.
10. MUSA Reserve shall be allocated only to properties located within Sewer District 1,
4s, 6 and the Behm's Century Farms Development within Sewer District No.2.
The site is almost entirely within the Behm's development as reviewed by the Met
•
•
•
Behm's Farm Park Addition
February 12, 2001
page 5
Council, and would be completely in it if not for a past oversight.
11. Development of the property shall be consistent with the City's comprehensive Sewer
and Water Plan.
Utilities and roadways exist directly adjacent to the site.
12. The developer shall demonstrate a commitment to the community.
This is one phase of the larger Behm's development area.
13. The proposed development shall comply with the City's Infill Policy as outlined by
Resolution No. 92 -85.
See below.
14. Roadways serving the proposed development shall be determined adequate to handle
the additional traffic generated by the proposed development or a financial
commitment shall be made by the developer to upgrade said roadways.
Existing roads are adequate to handle traffic from nine new lots.
Infill Policy: The City adopted Resolution 92 -85, a policy for the location of new
development, also referred to as the " infill policy" (attached). This policy also includes
criteria to be considered, which are summarized below:
• All new developments must be located within the MUSA as established by the
Comprehensive Plan.
Allocation of MUSA acres from the MUSA reserve will fulfill this requirement.
• All new developments must be analyzed for impact on utility and street system costs.
• New development shall only be allowed if:
a) The cost of utility and street extensions can be covered by immediate assessment,
and
b) The cost of operation and maintenance of the system will not exceed the normal
costs, and
c) An upfront payment or series of payments by the developer would offset any
additional costs.
•
Behm's Farm Park Addition
February 12, 2001
page 6
Utilities and streets exist to serve the new lots. Payments to support service to these
lots will be addressed as with any development.
Staff recommends finding that the project meets these criteria.
Preliminary Plat
Lots, Blocks: All the proposed lots comply with the minimum lot dimensions.
The blocks will not be separated by roads. Rather, park trails between the platted blocks
will provide access to the park.
Natural Features: An existing ditch has been relocated as part of the drainage plan
for the larger Behm's project. This ditch is classified as wetland. There is a small
wetland on the southern portion of the site that is not being impacted. The impact plan
was approved by the Rice Creek Watershed District.
Native plantings have been planted inside the southern half of the trail loop. The
northern portion is sodded, irrigated play area.
Transportation, Roads, Access, Circulation: No new roads are proposed.
Parks and Trails: The City agreed to sell the land to the developer in order to obtain
funds to develop the park. As part of the land sale agreement, the developer has
completed earthmoving work in the park. He also graded the trail and installed
aggregate. The City has since paved the trail.
Additional park dedication will be $6885 cash. Because of the unusual situation, staff
and the developer negotiated for the cash dedication. Based on a typical cost of $27,000
per acre in Lino Lakes, and the 2.55 acres of new lots: $27,000 x 2.55 = $68,850. The
typical City park dedication of 10% calculates out to $6885.
Some discussion occurred at the public hearing about trail access to the site. Behm's 5th
Addition to the east across Mustang Lane originally had a trail leading to Mustang Lane.
However, residents protested that trail location, so it was not constructed all the way to
Mustang.
Stormwater Management: As noted above, the ditch across the northern portion of the
park has been realigned somewhat as part of an approved plan. Grading and stormwater
management for this area was reviewed with previous Behm's Century Farms
development. The grading plan for the new lots will meet City requirements.
Utilities: Sewer and water are available both in Mustang Lane and Palomino Lane.
•
•
•
Behm's Farm Park Addition
February 12, 2001
page 7
Conditions of Approval of Preliminary Plat: Resolution 01 -06 approves the
preliminary plat. Three conditions of approval are included in the resolution:
1. Ordinance 01 -01 must be in effect (30 days after publication) before the final
plat can be recorded.
2. Ordinance 02 -01 must be in effect (30 days after publication) before the final
plat can be recorded.
3. The developer must notify purchasers of residential lots of the existence of the
nearby Lino Air Park. The developer must provide to the City a copy of the
notification format to be used before final plat approval by the City.
PARK BOARD RECOMMENDATION
The Park Board discussed this project at its January 4 meeting. The Board was glad this
project is in progress in order to complete the agreement and develop the park. The Park
Board is satisfied with the additional cash park dedication.
ENVIRONMENTAL BOARD RECOMMENDATION
The Environmental Board discussed this project at its January 3 meeting. That Board
recommends additional native plantings behind the Mustang Lane lots and notification of
the need for periodic burning of the plantings. Staff believes the existing native plantings
are sufficient.
PLANNING & ZONING BOARD
The P & Z reviewed the applications on January 10, 2001. The P & Z approved the
rezoning, MUSA allocation, and preliminary plat. One condition was added to the plat:
that the purchasers of the lots are notified of the existence of the air park.
SALE OF LAND
As explained above, the land currently is zoned Rural, with a 10 -acre minimum. Until
the land is rezoned, no lots smaller than that can be created. This means that the nine lots
making up 2.55 acres of land cannot be created until the rezoning is effective. Therefore,
the City cannot sell the land to Century Farms Development until the rezoning is
effective, 30 days after publication of Ordinance 01 -01.
Behm's Farm Park Addition
February 12, 2001
page 8
OPTIONS
1. Approve Ordinance 01 -01 rezoning Lot 13 Block 2 of Sunset Oaks to R -1.
2. Approve Ordinance 02 -01 amending the Comprehensive Plan to allocate 2.55 acres of
MUSA reserve to the 9 lots shown in the preliminary plat of Behm's Farm Park
Addition.
3. Approve Resolution 01 -06 approving the preliminary plat of Behm's Farm Park
Addition with the conditions listed in the resolution.
4. Deny applications.
5. Return to staff with direction.
RECOMMENDATION
Options 1, 2, and 3
•
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