Loading...
HomeMy WebLinkAbout2003-134 Council Resolution• • CITY OF LINO LAKES RESOLUTION NO. 03-134 RESOLUTION APPROVING A PRELIMINARY PLAT/ PLANNED UNIT DEVELOPMENT PLAN AND THE ALLOCATION OF 21 ACRES OF MUSA RESERVE FOR RAVENS HOLLOW WHEREAS, the City has received applications for developing an area known as Ravens Hollow; and WHEREAS, the development requires approval of the allocation of Metropolitan Urban Service Area (MUSA) reserve and approval of a preliminary plat/planned unit development plan; and WHEREAS, a public hearing was held before the Planning & Zoning Board on July 9, 2003; and WHEREAS, the proposed MUSA allocation and preliminary plat/planned unit development plan meet the requirements of the City's Growth Management, Zoning and Subdivision Ordinances; and WHEREAS, the City Council approved Ordinance 17-03 rezoning the site to Planned Unit Development for residential development; NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby approves the allocation of 21 acres of MUSA reserve and the preliminary plat/planned unit development plan for Ravens Hollow with the following conditions: 1. Comments in the City Engineer memo of June 30, 2003 shall be addressed to his satisfaction. 2. If an area identification monument sign is planned, information specifying sign design, location, ownership, and maintenance must be submitted for City review with the final plat. 3. Right of way shall be dedicated to Anoka County for Hodgson Road to total 60 feet from centerline. The remaining land along the 208 feet of internal road shall be dedicated to the City for right of way, eliminating the 11' strip shown on the preliminary plat as part of Lot 1 Block 3. 4. A native seed mix shall be used in ponding and wetland areas. 5. A cul de sac shall be constructed with the greatest possible radius at the north end of the internal road on the west side of the project. 6. Park dedication shall be $93,240 less the agreed-upon value of a trail dedication along the northern edge of the site. This shall be clarified prior to final plat approval. • • Ravens Hollow page 13 7. The project is subject to approval by the Rice Creek Watershed District and all Watershed District requirements shall be met. 8. Existing onsite septic systems and wells shall be properly abandoned according to law. 9. Final plat shall not be approved until 2004, to be consistent with the growth management policy restriction on annual MUSA allocation. 10. A berm screen shall be included along Hodgson Rd. on Lot 1, Block 3. 11. Homeowner association documents shall be recorded at Anoka County with the final plat. 12. Right of entry shall be dedicated to Anoka County along Hodgson road on the final plat. 13. This resolution shall not be effective until the rezoning approved by Ordinance 17-03 is in effect. 14. This approval is based on the following plans and information, and supporting documentation: Certificate of Survey, revised and received April 4, 2003 Preliminary Plat, August 11, 2003, received August 11, 2003 Preliminary Grading, Drainage, Erosion Plan, revised August 1, 2003, received August 11 Preliminary Utility Plan, revised August 11, 2003, received August 11 City Engineer Comments dated June 30, 2003 Public Services Director Comments (Park Board), April 17, 2003 Environmental Board Comments, March 31 and May 9, 2003 Passed by the Lino Lakes City Council this ATTEST: Ann Blair, City lerk •day of J. Be eson, Mayor 2003. NKDA ENGINEERS • ARCHITECTS • PLANNERS MEMORANDUM To: James Studenski, City Engineer Reference: Ravens Hollow 1500 Piper Jaffray Plaza 444 Cedar Street Saint Paul, MN 55101-2140 (651) 292-4400 (651) 292-0083 Fax www.tkda.com Copies To: City of Lino Lakes, Minnesota Comm. No. 12701-002 From: Scott A. Brink, P.E. Routing: Date: June 30, 2003 This proposed Ravens Hollow development was last reviewed in a memorandum dated March 26, 2003. The following review is based upon revised documents received as follows: 1. Preliminary Grading, Drainage, and Erosion Control Plan (Sheet 1 of 2), Ravens Hollow, KG Development, prepared by Glenn Rehbein Companies, dated February 21, 2003, and revised June 16, 2003. • 2. Preliminary Plat of Ravens Hollow, prepared by Glenn Rehbein Companies, dated February 13, 2003, and revised June 16, 2003. 3. Preliminary Utility Plan (Sheet 1 of 3) dated February 13, 2003, and revised June 16, 2003. 4. Notes and Details Sheet (Sheet 2 of 2) dated January 20, 2003, and revised June 16, 2003. 5. Drainage Calculations dated June 16, 2003. • The proposed Ravens Hollow project development consists of the construction of 56 single-family and 30 townhome lots, located between CSAH 49 and Ware Road at 62nd Street. The size of the property proposed for development is 22 acres, and is generally flat and undulating with combinations of pasture, woodland areas, and wetlands. Some existing single-family residences are located along CSAH 49. An existing bicycle trail also traverses just within and parallel to the north property line, connecting CSAH 49 to the intersection of Ware Road and 62nd Street. The following review comments are presented based on the information provided: Comments - General 1. In the previous review, it was recommended that construction access to and from the site be confined to Ware Road, or from TH 49, to eliminate construction traffic on neighboring residential streets such as Linda Lane. A construction (and permanent) entrance from Ware Road is shown on the revised plan. 2. The proposed plans (including streets, utilities, and drainage) should consider future development of the property to the south as much as possible, as it is likely that future development will connect to at least some of the Ravens Hollow infrastructure. All proposed work shall be in conformance with the comprehensive plans of the City of Lino Lakes. It is required that a temporary cul-de-sac or turnaround feature be provided for the short dead end at the southwest part of the property. Existing An Employee Owned Company Promoting Affirmative Action and Equal Opportunity Ravens Hollow Review Page 2 June 30, 2003 • City of Lino Lakes, Minnesota • watermain pressures should also be reviewed to ascertain whether resulting dead-end lines will have adequate pressures and flow rates for domestic use as well as fire protection. 3. On all plans provided, the streets shown must be provided with names/identifications. Detailed review comments are difficult to reference without such identification. 4. The proposed development shows a connection to Ware Road at the southeast corner of the site. As mentioned in the previous review, the City was considering the possibility of this connection being temporary, pending further review of future development to the south of this property. Unless the City directs otherwise, it is recommended that the proposed connecting street at Ware Road remain in place. 5. The plan provides for the construction of the start of a frontage road alongside CSAH 49 at the southwest corner of the property. The proposed development plans will require further review, input, and approval of Anoka County. 6. A 70 foot wide U.P.A. Easement exists across the northern portion of the property. The size of the proposed lots bordering this easement should be reviewed further to verify that City requirements (including minimum lot depths) are met. In addition, a trail easement (north 30) feet should also be provided on the final plat if a trail easement has not already been dedicated. 7. The numbering of the utility and grading sheets needs clarification and revision. Of these plans, a total of three (3) sheets have been provided. The utility plan is identified as Sheet 1 of 3, the grading plan as Sheet 1 of 2, and the detail plan as Sheet 2 of 2. 8. A Wetland Delineation Report, prepared by Earth Science Associates, Inc., and dated November 2002, was previously provided as part of the earlier (March 26, 2003) submittal. This Report, along with the proposed Wetland Replacement Plan (including any subsequent revisions), shall be subject to review and approval of the City, and the approval of the Rice Creek Watershed District. 9. As part of the March 26, 2003 submittal, a Geotechnical Assessment (Geotechnical Engineering, Inc., February 19, 2003) was also provided. Based upon the results and opinion of the geotechnical engineer, the site does have some limitations with regard to suitability for construction, primarily in areas where the topsoil and fill are much deeper. In such areas where houses or infrastructure such as roads and utilities are proposed, unsuitable material would need to be removed and replaced and compacted accordingly. Groundwater levels naturally can fluctuate. Careful consideration of groundwater levels should be considered when proposing the type of housing unit to be constructed, such as a walk -out or full basement. 10. Any on-site wells not to be used in the future shall be formally abandoned in accordance with the • laws of the State of Minnesota. • Ravens Hollow Review Page 3 June 30, 2003 City of Lino Lakes, Minnesota Grading, Drainage, and Erosion Control Plan and Drainage Calculations The following comments are provided as part of our review of the grading and drainage: 1. The grading note "Silt fence to be maintained during grading" shall read "Silt fence to be maintained until approved removal by City Engineer." 2. The grading note "Adhere to minimum opening or basement elevation for each lot" shall read "Adhere to minimum opening and basement elevation for each lot." 3. The grading note "Ponds and wetlands may be ...-soil source & material to approved by City Engineer" shall read "Ponds and wetlands may be ...-soil source & material to be approved by City Engineer." 4. The grading note "Developer shall use Tufturf..." shall read "Developer shall use Tuffturf or equivalent..." 5. A storm manhole must be added between STMH-20A and FES -21, so that FES -21 can be aligned 90 degrees to the wetland edge. In addition, it appears that there is a conflict between the two storm sewer lines at this location. A review of the storm sewer design at this location is therefore recommended. 6. In addition to the typical single-family lot detail showing perimeter drainage and utility easements, the easements should also be shown on the plat itself for all lots. In addition, it is strongly recommended that the City require a wider side lot easement (10 feet rather than 5 feet) where the proposed storm sewer is planned. Drainage and utility easements shall also be shown on the plat over all storm sewers not in public right-of-way or pond drainage easements. 7. Existing and proposed 100 -year flood elevations must be submitted for the wetlands. The proposed flood elevation shall be shown on the Grading Plan. 8. Existing and proposed curve numbers are acceptable. 9. Supporting computations are needed for all "Direct Entry" Time of Concentration values. 10. Pond P1 is modeled as twin 12 -inch pipes, but the grading plan only shows one 15 -inch pipe. 11. Storm sewer computations must be submitted. 12. Approval from Rice Creek Watershed District (RCWD) is required. As part of the March 2003 submittal, a permit application and plans were reviewed by the RCWD. At that time, the RCWD had issued a conditional approval pending receipt of changes and outstanding items further described in Permit Application No. 03-019. The application also contained terms and conditions regarding a Wetland Replacement Plan. An updated review and approval by the RCWD based on the most recent plan set must be provided. Ravens Hollow Review Page 4 June 30, 2003 • City of Lino Lakes, Minnesota 13. All drainage from this site falls within the drainage area of Baldwin Lake in accordance with the City's Surface Water Management Plan. The majority of the site's drainage is proposed to flow to the southeast part of the site, and into a wetland that extends into the property to the south. The 100 -year elevation of the wetland, as well as the 100 -year elevations proposed for the development site ponding, must clearly be shown to assure that water does not exceed or overtop Ware Road. All emergency overflow locations and elevations must also be clearly shown to assure that proposed housing elevations are safely above projected flood levels. 14. The proposed pond along Ware Road (at the rear of Lots 3, 4, and 5) appears to discharge to a Wetland along Ware Road. The wetland outlet and emergency overflows are not defined or identified on the plan. 15. It is assumed that the legend and grading notes on Sheet 2 correspond to Sheet 1. As part of standard practice, such notes are typically provided on the same sheet. It is suggested the notes either be shown on Sheet 1, or referenced accordingly. 16. Sheet 1 is very cluttered with numbers and details over much of the plan (too close to each other or on top of each other), thus making it difficult to fully review. The plan must be cleaned up in order to be acceptable. 17. A 2.0 -foot minimum cover over all storm sewer pipe is required. 18. The following notes must be added or revised as follows: • A note shall be added, stating that any fill material, topsoil, or soils imported to the site must be approved by the City Engineer. The source of the material must also be provided to the City Engineer. • An additional note must be added stating that all permit requirements of the RCWD must be adhered to. • All grading shall be confined to the property. No additional runoff from the site shall enter upon neighboring properties. If grading requires any work into the adjoining property, the Contractor shall be responsible for attaining authorization as needed. • The proposed backyard draining of many of the house units, particularly along the north, south, and west sides of the property must be addressed further to assure that additional drainage is not being added to neighboring properties. • Utility Plan 1. The plan proposes connecting an 8 -inch water pipe to an existing 12 -inch line at Linda Lane. Further review by the City should be conducted to verify that further extension of the 12 -inch size into or through the property is not needed. Ravens Hollow Review Page 5 June 30, 2003 • City of Lino Lakes, Minnesota 2. The plan proposes connecting an existing 8 -inch diameter sanitary sewer at Linda Lane. Further review is being conducted to verify that sewer extensions proposed are in conformance with the City's Comprehensive Plan. 3. Sanitary sewer should be placed at the centerline of the street with the water offset 10 -feet. The 10 - foot offset must be clearly labeled on the plan. 4. The utility plan is labeled as Sheet 1 of 3. This needs to be clarified or revised (see General Comments). 5. No individual water or sewer services are shown on the plans. All services, including references to City standards for service pipe and appurtenances, must be provided. 6. Applicable City of Lino Lakes standard plates for all sanitary sewer, water, and storm sewer fixtures (i.e., valves, manholes, hydrants, etc.) must be provided on a separate detail sheet. Preliminary Plat •1. The preliminary plat will require review by Anoka County. 2. A future connection between Ware Road and CSAH 49 at this location does not appear to be present per the City's long range plans, but should be verified. In the event a future connection at this location is desired, appropriate dedications should be provided on the preliminary plat as needed. This could include an extension of 62nd Street or connecting to CSAH 49 at the southwest comer of the site. 3. Drainage and wetland easements will be required to cover all wetland and ponding areas as proposed. The preliminary plat appears to address this item. 4. A typical detail is provided on the preliminary plat, showing a typical configuration for drainage and utility easements for each lot. This is acceptable, however, the easement lines should also be shown on the plat itself over all properties. 5. A trail easement shall be dedicated across the northerly 30 feet of the property. • Lino Lakes Public Services Department 600 Town Center Parkway Lino Lakes, MN 55014 (651) 982-2440 Fax (651) 982-2439 April 17, 2003 TO: Jeff Smyser, City Planner -J FROM: Rick DeGardner, Public Services Director SUBJECT: Ravens Hollow Preliminary Plat The Park Board reviewed the Preliminary Plat for Ravens Hollow at the April 7, 2003 Park Board Meeting. Mr. Rocky Goertz, Developer, was present to discuss the plat and respond to member's questions. After a lengthy discussion it was the consensus of the Park Board to accept 100% cash dedication for the park dedication fee. The Park Board also determined a trail connecting the existing trail along the southern edge of Fox Trace to the northwesterly road of Ravens Hollow be considered. If you have any questions or need additional information please contact me at 651 982-2444. sw/rick/Ravens Hollow Preliminary Plat—Smyser Memo.doc • Memorandum To: Michael Grochala CC: Jeff Smyser From: Marty Asleson Date: March 31, 2003 Re: The following comment and recommendations were made at the March 28, 2003 Environmental Board Meeting: Environmental Board Comment: The Environmental Board endorses this project because the developer is willing to preserve open space, even though it falls short of the Environmental Board goals of conservation development. The Environmental Board endorses this development because of the developers willingness and commitment to preserve as much open space as possible without the high density normally required for these projects in this zoning district. Environmental Board Recommendations: 1. An attempt should be made to round -off or soften the edges of preservation areas, in order to make them appear more natural. 2. Preserve as many significant trees as possible. Developer should work with the City Forester to accomplish this. 3. There should be restrictions in Homeowner Association By-laws restricting the removal of vegetation in preservation areas. 4. Ravens Hollow should be spelled Ravens' or Raven's Hollow. 5. Staff Recommendations should be followed. • • • April 2, 2003 Staff Recommendations: 1. Care should be taken to allow normal surface -water flow to the flood plain area, South and East of the development. 2. Engineers should confirm there is adequate separation between the bottom of ponds and infiltration areas, and post -development seasonally high ground water tables. 3. Maintenance access should be provided to all preservation and infiltration areas proposed. 4. Developer will be responsible for the control of all tree diseases in this development. This area was controlled for oak wilt in the fall of 2002. 5. No soil disturbance shall occur in this development until a tree preservation plan has been developed, approved by the City, and implemented by the developer. 6. All surface -water treatment areas should be protected from compaction by fencing after initial shaping. 7. The Cities native mix should be used in all infiltration and surface -water treatment areas. This seed mix can be applied immediately with traditional quick -start soil -stabilization seed mix. 8. No soils should be exported or imported on this project with out approvals from the City. 9. The developer would provide escrow dollars for one 2 to 2.5 inch boulevard tree per lot frontage. Motion by O'Dea, second by Halen to recommend approval of Ravens Hollow with above recommendations of Staff and Environmental Board. All were in favor. Motion passed. 2 1 • May 9, 2003 Environmental Staff Recommendations/Discount Tires 1. All surface water issues for Discount Tire Company must be verified to be in conformance with previously approved plans for Market Place. A trail on the North side of the property is not indicated on the plan. Landscaping is shown over this area. Landscaping needs to address trails and visibility issues for both pedestrians and CPTED. Lower profile materials need to be considered for this area. (Or provide a clumping of the in-line dogwoods along Lake Drive, leaving periodic openings) Landscaping should conform to the original intent of Market Place. Proposed landscaping shows three less trees than the original plan. All Junipers proposed adjacent to streets and within 30 feet of turn areas for cars should be lower profile (2-3 feet high) and salt tolerant. There should be more shade trees planted along Market Place Drive. All proposed sodded areas must be irrigated. All planting beds for shrubs should be mulched with organic, earth -toned products consistent with other Market Place Areas. Some of the lighting fixtures proposed for Discount Tire are inconsistent with City standards. Motion to approve, motion passed with all in favor. RaVens Holow Motion to approve based on last months Environmental Board recommendation. Motion passed with all in favor. 2 • DRAWN SEP. 1974 REVISED JAN. 1987 REVISED NOV. 1978 REV. MAY 1988 REV. MAR.I980 REV. AUG. 1989 REV. SEP. 1981 REV. FEB. 1991 REV. DEC.1982 REV. FEB. 1992 REV. JULYI985 REV. FEB. 1993 REV. DEC. 1985 REV. MAY 1994 SCALE I"= 1500' REVISED REV. REV, REV. REV. REV. REV. REV. NOV. 1994 JAN. 1996 JULY 1997 JULY 1998 AUG. 1999 SEPT. 2000 MAY 2001 JULY 2002 0 1/4 MILE 3/4 LOCATION MAP • • ComAieferto)pie 4,7/0/ 4j,i/ vsr /4zi ..givovitof,0 • • / 1\rre\\- _tie a_ 8 $Egg l— 6 ; \ ` A �A.\\Qo t Rev\ � D1Ba PPEPRiP \ \ e Nt R I \ —fiet R \..9t f del v \ \ / � til g ;Jt, ▪ iF1 ,-,---; --- \ 'a1 r \I t� Sane / ,J /,,. ij�iv� Lta 1 0 1 1 - T a,(�� fir/ /'°,A — —' i I / $ ter A �I Lil r N- a-?T2s 1 rtT� v L __ // ` 4 D �d Via/ ,, .t ! (tt 7 / -v ' \_, fir~/ / / 3.11y .00N \ Ula ALILATAM e@ a i�al J J Jli $e�¢ I 111 _ 1 I. 3 ' 1. at '11b � JiiY � 6i ggj63 i1yS�;cili As d ial i; .- A I � �o J EI .' � f2 a3gl JY¢ ilililti yp j7JFGFA J bYfb'�aY AJ 3iJJ1 p3sal JJa! ,E� ;1;1 1Ja1$j il.los trY[ iii ' JA� J1 1 nil j J ail; �� 105 VIOS3NNINI `S3NV1 ONI1 1N31d013A34 ONE MO -1-10H SN3AVI N 1d 10003 NOISON3 aNV 19181O'9N]N 9 INIRINI13Nd 9z z F J • e 1 I 1,-1 I 1-1 11 gi 107708 &Y9dnl 1 _ i►► N/381-13 NN37$ V10S3NNIY `S]NV1 ONI1 INTN 0�3M�4 D> MO11OH S�N3AV NV1d X111118 ) VNIWIINdd • AGENDA ITEM 7 D STAFF ORIGINATOR: C. C. MEETING DATE: TOPIC: VOTE REQUIRED: BACKGROUND Jeff Smyser August 25, 2003 - First Reading, Ordinance No. 17-03, Rezoning to Planned Unit Development - Resolution 03-134, Preliminary Plat/PUD Development Plan and MUSA Reserve Allocation Ravens Hollow 3/5 KG Development Inc. has requested approval of a low and medium density residential planned unit development (Ravens Hollow). To accommodate the development proposal, the following approvals are necessary: 1. Rezoning from R (Rural) to Residential Planned Unit Development 2. MUSA Reserve Allocation (21 acres) 3. Preliminary Plat/PUD Development Stage Plan ANALYSIS The following is a summary of the of the proposal: Gross Site Area Upland Area Total Lots Gross Density Net Density 22.08 acres 20.89 acres 56 2.5 units/acre 2.7 units/acre Comprehensive Plan, Land Use and Zoning: The table below identifies the existing land use and zoning as well as guided land uses for the area. • • • Ravens Hollow page 2 Location Existing Land Use Guided Land Use Existing Zoning Site two existing homes, remainder vacant Low Density Sewered Residential and Medium Density Residential Stage 1 (pre -2010) growth area Rural North residential (Fox Trace neighborhood) Low Density Sewered Residential R-1 South large lot rural residential Low Density Sewered Residential and Medium Density Residential Rural East large lot rural residential Low Density Unsewered Residential Rural West large lot residential (Rohavic Oaks) Low Density Unsewered Residential Rural The City's Comprehensive Plan calls for medium density sewered residential uses in the southwest portion of the site and low density sewered uses on the balance of the site. As defined by the comprehensive plan, medium density is 3-6 units per acre and low density means up to three units per acre. This site is zoned Rural, and a rezoning is needed for urban development. A rezoning is an amendment to the zoning ordinance, which must be consistent with the comprehensive plan. We considered how to meet the requirements of the comprehensive plan on a site whose boundaries don't coincide with the boundaries of the land use categories. A planned unit development provides for some flexibility. The new zoning ordinance provides for rezoning the site to PUD. By rezoning the entire site, and use some creativity, we can arrive at the same overall density required by the comprehensive plan. The site includes approximately 6.2 acres of upland in the Medium Density category. At 3 to 6 units per acre, this would allow for 19 to 37 units. There are about 14.7 acres in the Low Density category. This could go up to three units per acre, or 44 units. The total number of units, therefore, could go up into the 63 to 81 range. However, typical single family density has been about 2.1 units per acre, which calculates to about 31 units. The result is a range of 50-68 units, as shown below. With 56 units, the project is in the low end of this range, and well below what the comprehensive plan would allow. upland acres density total units Medium Density 6.2 3-6 units per acre 19-37 Low Density 14.7 2.1 31 50-68 With 56 units, the project is in the low end of this range, and well below what the comprehensive plan would allow. • • • Ravens Hollow page 3 Rezoning Because the site boundaries don't coincide with the boundaries of the land uses in the comprehensive plan, a PUD rezoning is the best way to handle the site. It allows for spreading the densities across the entire project. Strictly adhering to the land use category borders in the comprehensive plan would create a neighborhood with oddly shaped areas and either an abrupt change from attached townhomes to single family or a convoluted street separating the two. The proposed PUD design allows the project to meet the total density needs established by the comprehensive plan while creating a design that incorporates the different housing types into a sensible, workable whole. Discussion of individual elements of the PUD are discussed below under the preliminary plat/development stage plan heading. The zoning ordinance requires that, for a zoning amendment application: The Planning and Zoning Board shall consider possible adverse effects of the proposed 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. The project complies with the land use in the comprehensive plan: the site is guided for Medium Density and Low Density Sewered Residential use. The PUD accommodates both those land use categories and their respective densities. Final platting will not occur until 2004 due to MUSA availability. The project will be consistent with both the MUSA and units/per year limitations of the growth management policy. 2. The proposed use is or will be compatible with present and future land uses of the area. The Ravens Hollow lots on the north are compatible with the Fox Trace development to the north. Future development to the south will be medium and low density, like the Ravens Hollow project. 3. The proposed use conforms with all performance standards contained herein (in the zoning ordinance). The standard lots are similar to the R-1 standards in the zoning ordinance, especially if the eastern lots are adjusted to increase lot areas. The PUD allows flexibility, and the project addresses things that a PUD is supposed to encourage, as listed in the zoning ordinance (see below). • • • Ravens Hollow page 4 4. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Sanitary sewer service is available via Linda Lane on the north side of the site. Water is available both in Linda Lane and Ware Road. This allows for a loop in the water service, a desirable situation. The systems have adequate capacity. The utilities will be constructed to serve land to the south. 5. Traffic generation by the proposed use is within capabilities of streets serving the property. The site is between a collector and an arterial roadway. The proposed access to Ware is spaced as far away from 62nd St. as possible without seriously impacting existing wetlands. Additional access would be from the existing Linda Lane on the north. Ware Road will not be overburdened. In the future, the site would access land to the south when that land develops—this will provide for a future access to Hodgson at Rohavic Lane. MUSA Reserve, Growth Management Criteria The site is in a Stage 1 growth area: utilities can be extended prior to 2010. The City's Growth Management Ordinance establishes annual limits on allocation of MUSA reserve and the number of new units that can be platted. To accommodate the proposed development of 56 units, a total of 20.9 acres of MUSA is necessary. No MUSA remains for year 2003. Since this project is outside of the existing MUSA, it cannot be final platted until 2004. This should be a condition of approval. The targets, the status of the allocations, and the proposed Ravens Hollow project are shown in the following tables. • • MUSA ALLOCATION Ravens Hollow page 5 2003 2004 2005 2006 2007 2008 2009 TOTAL annual target 36.0 36.0 36.0 36.0 36.0 36.0 36.0 252.0 Stoneybrook 27.7 Century Farm North 15.3 11.4 13.5 5.4 9.4 Ravens Hollow 20.9 27.7 55.0 20.9 total remaining 43.0 32.3 13.5 5.4 9.4 0.0 0.0 103.6 -7.0 3.7 22.5 30.6 26.6 36.0 36.0 exceeds target by 19% LOTS/UNITS 148.4 Development Name and Phases Prelim Plat Phasing plans by Year (lots/units to be final platted) year end 2002 2003 2004 2005 2006 2007 2008 Stoneybrook 2nd Addn 103 51 52 Century Farm North 249 56 65 52 43 33 Ravens Hollow 56 56 total 51 108 121 52 43 33 0 remainder of 147 39 26 95 104 114 The target for phasing plans is 50 units per phase. With a project of 56 units, total, it is problematic to break it up. Preliminary Plat/Development Stage Plan 147 There are three parts of the PUD process. The first part, the general concept plan, is the voluntary concept plan review. The second part is the development stage plan, which corresponds to the preliminary plat process. The third part, the final plan, corresponds to the final plat process. The Ravens Hollow project is a PUD rezoning. With a PUD, the plat serves to establish some specific elements that become zoning standards. For example if a plat in a PUD includes reduced setbacks or lot dimensions, these things become the setbacks or dimensions in that plat. As noted in the zoning ordinance, such flexibility is intended to encourage such things as: 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. • • • Ravens Hollow page 6 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. The primary purpose of using a PUD for Ravens Hollow is to allow the project to comply with the comprehensive plan (#1). As noted above, the land use category boundaries don't follow the project boundaries, so the densities have been averaged across the entire plat. In order to do so, the plat involves incorporating different housing styles in a creative design (#2, #4, #6). Design elements that deviate from strict zoning provisions related to setbacks, heights, lot area and dimensions, etc., should be examined in light of the intentions of a PUD. Unit types: The project includes two different housing types. There are 26 standard single family lots and 30 single family detached townhome lots. The location of the varied housing types creates a transition in land use intensities. The standard lots in the northern part of the site coincide with the existing Fox Trace neighborhood. In fact, the Ravens Hollow lots are larger. The single family, zero lot line townhomes in the southern area consistent with the medium density required by the comprehensive plan and provide a transition from the future commercial uses to the south. This transition is consistent with the land use directives of the comprehensive plan and is a positive aspect of the project design. Lots: The standard lots on the north half of the plat are consistent with the R-1 dimension and area standards. Several are larger than the minimum area. Several lots in Block 1 were smaller than the minimum upland area on an earlier plat. This has been corrected by redesigning the pond/wetland covering those lots. All now meet the minimum requirements. The zoning ordinance has no requirements for detached, single family, zero lot line lots. This housing type offers the ability to meet the density requirements of the comprehensive plan and still have a single family residential character in the new neighborhood. The proposed design of these lots is acceptable. Streets: The site is between Hodgson Road, a minor arterial, and Ware Rd., a collector road. It is important to limit the number of accesses to both these streets. Numerous, oddly spaced roads access Ware Rd. in the near vicinity, creating "T" intersections: 62nd St. from the east, Linda Ave. from the west, and Coyote Trail from the east. Linda Ave. forms a full intersection with Hodgson Rd. just north of the site. Rohavic Lane forms a "T" with Hodgson just south of the site. • Ravens Hollow page 7 The plat includes one access to Ware Rd. and no access to Hodgson. The proposed access to Ware is spaced as far away from 62nd St. as possible without seriously impacting existing wetlands. Additional access would be from the existing Linda Lane on the north. In the future, the site would access land to the south when that land develops. The goal is to design development of the land to the south to create a full intersection at Hodgson Rd. and Rohavic Lane. On the west side of the plat, the internal road provides for future access to land along Hodgson Rd. When/if that land is redeveloped, access can be via the Ravens Hollow internal roads. This eliminates the need for new driveways onto Hodgson. All internal streets will be public roads built to City standards, 32 ft. street in a 60 ft. right of way. The westernmost street terminates at the property border. It is likely that Anoka County will require additional right of way dedication for Hodgson, probably 27 feet. This leaves a small strip of 11 feet. This should be added to the City right of way to eliminate an odd strip of land between the County and City rights of way. Wetlands: Two small wetlands exist on the site, totaling 1.19 acre. The developer proposes to fill portions of the wetlands and mitigate (create replacement wetland) on the site. The proposed access road runs between them, resulting in minimal additional impact. A wetland mitigation plan has been reviewed by the Rice Creek Watershed District. Park Dedication: The current subdivision ordinance includes park dedication requirements, as adopted in 2001. Park dedication is $1665 per residential unit, less any land dedication. The Park Board recommends only cash for this project. This would calculate out to 56 units x $1665 = $93,240. The Board also considered a trail link between Lots 9 and 10, Block 4, in the northwest corner of the site, but staff believes this is not needed. A trail exists along the northern border of the property. This trail was constructed as part of the Fox Trace development. The record is unclear why it was constructed on property that is not within Fox Trace. There must be a clear right to the use of the trail, so an easement must be dedicated that covers the trail, or a trail corridor dedicated to the City. Either way, it should be credited to the park dedication and the value subtracted from the $93,240. Utilities. Sanitary sewer service is available via Linda Lane on the north side of the site. Water is available both in Linda Lane and Ware Road. This allows for a loop in the water service, a desirable situation. These utilities will be constructed to serve land to the south. Comments in the City Engineer memo of June 30 should be addressed to his satisfaction. Landscaping: There should be some landscaping installed on the western edge of Lot 1, Block 3. This will provide that lot some buffer for when/if Hodgson Road is widened. Lots • • • Ravens Hollow page 8 backing on Ware Rd. will be separated/buffered from the road by 100+ feet of wetland and ponding. No monument sign or landscaping has been submitted. If a monument sign is planned, plans for the sign location, ownership, and maintenance must be submitted for City review and approval prior to City Council review of the preliminary plat/general development plan. Grading and Drainage: The grading and drainage related modifications and comments, as recommended by the City Engineer in the attached memorandum must be addressed to the City Engineer's satisfaction. The plan is also subject to review and approval from the Rice Creek Watershed District. Area Identification Sign: A monument sign identifying the Ravens Hollow neighborhood likely will be constructed. It will be located in Outlot A, on the southwest corner of the Ravens Court and Ware Road intersection. Outlot A will be owned by the homeowners association, as will the sign. The sign information specifying sign design, location, ownership, and maintenance will be submitted for City review with the final plat. The homeowners association documents will include maintenance of the sign and its landscaping. ENVIRONMENTAL BOARD The Environmental Board reviewed several concept plans. At the April 30 meeting, the Environmental Board saw the concept for the plan being reviewed now. Their recommendations simply echoed their comments on the first plan. The "preservation area" referred to is a centeral area previously proposed to have a covenant over it to prevent homeowners from cutting trees. This is still possible, if the developer wants to include this in the private covenants. Most of the other recommendations are part of standard requirements. PLANNING & ZONING BOARD The P & Z conducted a public hearing on the application on July 9th. The P & Z recommended approval with conditions. Any conditions that have not already been fulfilled are included in Resolution 03-134. • • • Ravens Hollow page 9 OPTIONS. 1. Approve Ordinance No. 17-03, rezoning the site to residential PUD. 2. Approve Resolution 03-134, approving the preliminary plat/PUD general development plan and the allocation of 21 acres of MUSA reserve, with the listed conditions. 3. Return to staff with direction. RECOMMENDATION Options 1 and 2 This review is based on the following plans and information: City Engineer Comments dated July 2, 2003 Public Services Director Comments (Park Board), April 17, 2003 Environmental Board Comments, March 31 and May 9, 2003 Certificate of Survey, revised and received April 4, 2003 Preliminary Plat, received August 11, 2003 Preliminary Grading, Drainage, Erosion Plan, revised August 1, 2003, received August 11 Preliminary Utility Plan, revised August 11, 2003, received August 11 • • • CITY OF LINO LAKES ORDINANCE NO. 17-03 AN ORDINANCE AMENDING THE ZONING ORDINANCE OF THE CITY OF LINO LAKES BY REZONING CERTAIN REAL ESTATE FROM R, RURAL TO URBAN RESIDENTIAL PLANNED UNIT DEVELOPMENT (PUD) FOR THE RAVENS HOLLOW DEVELOPMENT 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.1E of the Lino Lakes zoning ordinance: 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. The project complies with the land use in the comprehensive plan: the site is guided for Medium Density and Low Density Sewered Residential use. The PUD accommodates both those land use categories and their respective densities. Final platting will not occur until 2004 due to MUSA availability. The project will be consistent with both the MUSA and units/per year limitations of the growth management policy. 2. The proposed use is or will be compatible with present and future land uses of the area. The site is guided for low and medium density residential uses. Existing and anticipated future land uses in the area are considered compatible with the proposed uses. The Ravens Hollow lots on the north are compatible with the Fox Trace development to the north. Future development to the south will be medium and low density, like the Ravens Hollow project. 3. Upon compliance with the conditions of approval set forth in Resolution 03-134, the proposed use will conforms with all performance standards contained in the zoning ordinance and other requirements. The standard lots are similar to the R-1 standards in the zoning ordinance. The PUD allows flexibility, and the project addresses things that a PUD is supposed to encourage, as listed in the zoning ordinance. 4. The proposed use can be accommodated with existing public services and will not overburden the City's service capacity. Sanitary sewer service is available via Linda Lane on the north side of the site. Water is available both in Linda Lane and Ware Road. This allows for a loop in the water service, a desirable situation. The systems have adequate capacity. The utilities will be constructed to serve land to the south. • • 5. Traffic generation by the proposed use is within capabilities of streets serving the property. The site is between a collector and an arterial roadway. The proposed access to Ware is spaced as far away from 62"d St. as possible without seriously impacting existing wetlands. Additional access would be from the existing Linda Lane on the north. Ware Road will not be overburdened. In the future, the site would access land to the south when that land develops—this will provide for a future access to Hodgson at Rohavic Lane. 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, to Planned Unit Development, Urban Residential pursuant to the provisions of the Zoning Ordinance of the City of Lino Lakes, the following described real estate: (see Attachment A, legal description) Section 3 As above amended, said Zoning Ordinance shall stand as initially passed and previously amended. Section 4 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 , 2003 ATTEST: Ann Blair, City Clerk John J. Bergeson, Mayor ATTACHMENT A ORDINANCE 17 03 �EOAL DESCRIPTION _ All that part of Lot Eight (81, Auditor's Subdivision No. 107, according to the map or plat thereof on file and of record in the office of the Register of Deeds in and for Anoka County, Minnesota, that lies East of the line which is parallel to and 660.3 feet East of the most westerly line of said Lot 8, as measured along the South line of said Lot 8. Subject to an easement for' roadway purposes over and across the North 33 feet thereof and, subject to existing highway encumbrances over the Last 33 feet thereof and subject to a perpetual easement for ingress and egress across that part of Lot 8, Auditor's Subdivision No. 107, Anoka County, Minnesota described as follows: Beginning at a point on the North line of said Lot 8, distant 324 feet West from the Northeast corner of'said Lot 3; thence southerly at a right angle to said North line 120 feet, thence westerly at a right 100 feet; thence northwesterly to a point on the South line of the North 95 feet of said Lot 8 distant 660.3 feet Fast of the West line of said Lot 8; thence northerly and parallel to said West line 95 feet to the North line of said Lot 8; thence East to the point of beginning. The North Half of the North Half of the South Half of the Northeast Quarter of the Southeast Quarter of Section 31, Township 31 North, Range 22 West. Anoka County. Minnesota, now known as Lot 11, Auditor's Subdivision No. 107. AND That part of the Northeast Quarter of the Southeast Quarter of Section 31, Township 31, North, Range 22. that is described as follows: Commencing at the Northwest corner of said Northeast Quarter of the Southeast Quarter and proceeding thence East on the North line of said Northeast Quarter of the Southeast Quarter for a distance of 264.3 feet and to the actual point of commencement herein; proceeding thence South and parallel to the West line of said Northeast Quarter of the Southeast SQuai-ter lbr a distance of 330.75 feet: proceeding thence East for a distance of 396 feet and in a straight line to a point 330.74 feet South from the North line of said Northeast Quarter of the Southeast Quarter measured on a line parallel to said West line; and proceeding thence North and parallel to said West line to the said North line; and proceeding thence \fest on said North line to the point of commencement. Now known as part of Lot 8, Auditor's Subdivision NO. 107, according the map or plat thereof on file and of record in the office of the County Recorder in and for .Anoka County. Minnesota. 1ND South half of North half of Northeast Quarter of the Southeast Quarter Section 31, T )wnship 3 )..North. Rany 2'_, except the following described part thereof: t"o umcucing at the Northwest corner of the Northeast Quarter of the Southeast Quarter, Section 31.'fownship 31, Range 22: thence South along the West line thereof a distance of 330.75 feet which point is the actual beginning oI'this de cxiptinn. thence East pat allel with the North line of said section a distance of 231.3 feet; thence South a distance of 165.3 75 feet parallel with the West line of said section: thence West 231.3 feet parallel with the North line of said section; thence North along the West line of the Northeast Quarter of the Southeast Quarter of said section a distance of 165.375 feet to the point of beginning. Subject to an easement over the West 33 feet thereof for public roadway purposes; and subject to the reservation ofa right of way for purposes over the South 2 rods of the West 24 rods thereof. containing 9 acres more or less. Except That part of Lot I0, Auditor's Subdivision No. 107, according to the map or plat thereof on tile and of record in the office of the Register of Deeds in and for Anoka County, Minnesota, that is included in the following described tract of land: Commencing at the center line of the highway adjoining said Lot 10 on the West where the North line of said Lot 10, which line is also the North line of Lot 9, said line being extended, intersects said highway and proceeding thence Last on said North line for a distance of 264.3 feet; and proceeding thence South and parallel to the West line of said t.ot 10 for a distance of 165.375 feet; and proceeding thence West and parallel to the North line of said Lot 10 to the center line of said Highway: and proceeding thence North on said center line 10 the point of commencement. This tract includes Lot 9, said Auditor's Subdivision, and this deed is made for the purposes of explaining a possible ambiguity existing in the deed dated 15 December, 1951 and -filled for record 15 December 1951, in book 261 on page 271.