HomeMy WebLinkAbout2003-142 Council Resolution•
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CITY OF LINO LAKES
RESOLUTION NO. 03-142
RESOLUTION APPROVING A PRELIMINARY PLAT/ PLANNED UNIT
DEVELOPMENT PLAN FOR MILLER'S CROSSROADS
WHEREAS, the City has received applications for developing an area known as Miller's
Crossroads; and
WHEREAS, the development requires approval of a preliminary plat/planned unit development
plan; and
WHEREAS, a public hearing was held before the Planning & Zoning Board on August 13, 2003;
and
WHEREAS, the proposed 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 19-03 rezoning a portion of the site to
Limited Business; and
WHEREAS, the City Council approved Ordinance 20-03 rezoning a portion of the site to R-3
Planned Unit Development;
NOW, THEREFORE, BE IT RESOLVED that the City Council of Lino Lakes hereby approves
the preliminary plat/planned unit development plan for Miller's Crossroads with the following
conditions:
1. Developer must construct or participate in the improvements to Ware Road, Birch Street, and
Hodgson Road, as appropriate, including traffic signals at Birch and Hodgson intersection.
Specific costs and participation shall be determined prior to City Council review of a final
plat.
2. It must be verified that the proposed right of way dedications are adequate to accommodate
the ultimate CSAH 49 roadway improvements prior to City Council approval.
3. It must be verified that the proposed stormwater ponds will accommodate the ultimate CSAH
49 roadway improvements prior to City Council review of a final plat.
4. Park dedication shall be calculated at $1665 per dwelling unit with credit for the cost of
sidewalks/trails along the public roadways. These trails shall be constructed by the
developer. The central common area shall be maintained as private open space.
5. Additional landscaping/screening shall be added to the commercial site along Hodgson Road
as indicated on the 8/27/03 landscape plan.
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6. Signage for the commercial site shall comply with the Miller's Crossroads Sign Plan,
received August 28, 2003, including an EIFS sign band. The location of the commercial
monument sign shall be reviewed with a sign permit application. All signs require a sign
permit. The residential association by laws must address ownership and maintenance of the
community monument signs and sign landscaping.
7. Exterior lighting fixtures must be 90 degree cutoff fixtures: this shall be verified prior to
City Council review of a final plat.
8. Issues discussed in the July 24, 2003 TKDA memo must be addressed to the satisfaction of
the City Engineer.
9. Masonry shall be included on all elevations of the residential structures, as indicated on the
8/27/03 revised building elevations.
10. Lighting fixtures on the commercial site shall have a 90 degree cutoff angle.
11 Homeowners' association by laws must be reviewed by the City Attorney prior to final plat
consideration. The by laws must include a funding mechanism to ensure that any private
recreation facility for which the City granted a credit toward park dedication is maintained as
a recreation facility. The by laws also must address ownership and maintenance of the
community monument signs and sign landscaping.
12. Right of entry shall be dedicated to Anoka County along Hodgson Rd. and Birch St. on the
final plat.
13. This resolution shall not be effective until the rezoning approved by Ordinances 19-03 and
20-03 are in effect.
14. The project's 151 residential units shall be developed in accordance with the following
phasing plan:
year
2003
2004
2005
2006
number of units to
22
47
50
32
be final platted
blocks (on
1, 6,
2 - 5
13 -
23,
preliminary plat)
11, 26
7 - 10
22
24,
25, 27
15. This approval is based on the following plans and information, and supporting
documentation:
Preliminary plat, revision date 7/1/03
Proposed grading plan, revision date 7/1/03
Proposed utility plan, revision date 6/23/03
Resolution 03-142, page 2
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Yield plan, revision date 6/23/03
Landscaping plan, revised 8/27/03
Site plan, commercial lot, 6/9/03
Building elevations, revised, 8/27/03
Floor plans, received 7/3/03
Photometric plan, 7/9/03
16. Six twin homes shall be constructed along Ware Road north of Arrowhead Drive in the area
of blocks 6, 13, 14, and 15 on the preliminary plat.
Passed by the Lino Lakes City Council this
ATTEST:
Ann Blair, Cityylerk
J
day of 2003.
1
John. J. Ber„ • son,' ayor
Resolution 03-142, page 3
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MILLERS CROSSROADS
HODGSON RD. AND BIRCH ST.
LINO LAKES MN
BRUGGEMAN PROPERTIES
MEMORANDUM
September 5, 2003
to: City Council
from: Jeff Smyser
;Lig
subject: Revisions to Miller's Crossroads Report, Ordinances, and Resolution
New Building Elevations, Color Booklet, City Phasing Plan Inventory
• The attached documents replace the documents in the staff report for Item 7C.
pages 3 and 4: The phasing plan and its description have been revised.
Ordinance 19-03: -correction in name, Miller's Crossroads
• -revised description in Section 2
Ordinance 20-03: -correction in name, Miller's Crossroads
- revised description in Section 2
Resolution 03-142: -correction in name, Miller's Crossroads
- revised condition #4 relating to park dedication
- added condition #14, describing the phasing plan
• Also attached are revised building elevations for the townhomes.
• Bruggeman also has provided a color booklet.
• I have attached the updated phasing plan inventory showing the status of growth
based on preliminary plats.
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Bruggeman
page 3
• Premature development, as defined in the subdivision ordinance, shall not be allowed.
The proposal is consistent with the land use map in the comprehensive plan.
Adequate sanitary sewer and water service are available to the site. Stormwater
management design will be required to comply with federal, watershed district, and
city design standards. The growth goals are discussed below. The road infrastructure
is discussed under the preliminary plat heading: this project will contribute toward
improving a deficient intersection at Birch and Hodgson.
• The City won't approve a preliminary plat if the first phase could not be final platted
within one year. The Bruggeman project could final plat phase one this year, as
shown in the table below.
• The growth policy establishes annual limits on allocation of MUSA reserve and the
number of new units that can be platted.
• All projects greater than 50 units must have a phasing plan, and
• The target is 50 units in each annual phase.
The site is within the existing MUSA, so no MUSA reserve allocation is needed. The
target for the number of new units to be platted is relevant. The policy target is to
approve phasing plans that schedule the final platting of 147 lots/dwelling units per
year. This is an annual average and it includes all residential growth, both within the
existing MUSA and in areas that need MUSA reserve.
At City Council discretion, the number of approved lots for a year may vary from the
target of 147 by 20%. However, the pre -2010 total would be reduced accordingly.
The total is 1029 from years 2003 to 2009, inclusive: 7 x 147 = 1029.
The table below shows the proposed phasing plan for the Bruggeman project and its
effect on the phasing plan inventory.
LOTS/UNITS
Development Name
and Phases
Phasing plans b year (lots/units to be final platted)
Prelim year end
Plat 20021 2003 2004 2005 2006 2007
Stoneybrook
2nd Addn
103
51
52
Century Farm North
249
56
65
52
43
33
Ravens Hollow
56
56
Haley Manor (proposed)
10
Crystal Cove (proposed)
3
3
Bruggeman (proposed)
152
22
47
51
32
minor subdivision lots
1
total
51
144
168
103
75
33
remaining of 147
exceeds target of 147 by
percent
3
-21
21
14%
44
72
114
Bruggeman
page 4
The proposed phasing plan for this project has fewer lots per year than the target of
50 units per phase. It is closer to the policy than the other two projects with phasing
plans for 2003 and 2004. It would fall within the growth management goals if the
City Council agrees to utilize the 20% flexibility.
The first project to be approved in 2003 under the phasing plan policy, Century Farm
North, exceeds the 50 -per -phase goal by a significant amount in year 2004. That
project had been undergoing review for over a year and was, in effect, caught
between the old and new policies. There was no formal growth policy in place
before, and now there is. At any rate, that project did fall within both the MUSA and
147 units restrictions, with the 20% flexibility.
The Bruggeman project is the first project under the new growth policy that has
multiple phases and meets the annual target for an individual project's phasing plan.
It is within the existing MUSA and does not require infrastructure extension or
MUSA reserve acres.
Rezoning
Most of the site currently is zoned R-1. The northwest portion of the site is zoned R-3.
The proposed commercial lot is smaller than the area currently zoned R-3. Therefore, the
area to be rezoned R-3 PUD includes land currently zoned both R-1 and R-3. If rezoned
as proposed, the new commercial lot will be Limited Business. The rest of the site will
be in the R-3 PUD zone.
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 in the comprehensive plan, as reflected by the land
use map: the site is guided for Medium Density Residential and Commercial
uses. In fact, the current zoning is inconsistent with the comprehensive plan
and the proposed rezoning would correct the inconsistency.
The project is consistent with the growth management policy if the 20%
flexibility is considered.
2. The proposed use is or will be compatible with present and future land uses of the area.