HomeMy WebLinkAbout2002-078 Council ResolutionResolution No. 02-78
Councilmember Reinert introduced Resolution No. 02-78 and moved its adoption.
The motion for adoption of the foregoing resolution was duly seconded by
Councilmember Dahl and upon vote being taken thereon, the following voted in favor thereof:
Reinert, Dahl, Bergeson, Carlson and O'Donnell.
The following voted against same:
None.
Whereupon said resolution was declared passed and adopted.
CERTIFICATION OF RESOLUTION NO. 02-78
STATE OF MINNESOTA )
COUNTY OF ANOKA )
CITY OF LINO LAKES )
I, the undersigned, being the duly qualified City Clerk of the City of Lino Lakes, Minnesota, do
hereby certify that the attached document is a true copy of Resolution No. 02-78 with the
original thereof on file in the City Clerk's office, and the same is a full, true and complete copy
insofar as the same relates to:
RESOLUTION NO. 02-78 APPROVING THE PRELIMINARY PLAT FOR
STONEYBROOK.
Witness my hand as said City Clerk and the Corporate Seal of the City this 3rd day of
September, 2002.
(SEAL)
CITY OF LINO LAKES
RESOLUTION NO. 02-78
RESOLUTION APPROVING THE PRELIMINARY PLAT FOR
STONEYBROOK
WHEREAS, the City has received an application for preliminary plat approval for
Stoneybrook, and
WHEREAS, A public hearing was held before the Planning & Zoning Board on July 10,
2002, and
WHEREAS, Ordinance 07-02 rezones the subject property to R -1X Single Family
Executive, and
WHEREAS, Resolution No. 02-77 allocates 54.73 acres of MUSA to 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 Stoneybrook as depicted by the preliminary plat by
Pioneer Engineering, dated May 29, 2002 and received by the City of Lino Lakes June 5,
2002.
BE IT FURTHER RESOLVED, that the approval is subject to the following conditions:
1. The MUSA Allocation and Rezoning are approved.
2. A revised preliminary plat shall be submitted containing the following
modifications:
a. The alignment of Street B shall be modified to reduce potential
wetland impacts from its easterly extension, subject to staff review.
b. The proposed Street B cul-de-sac shall be extended to the easterly
property line and modified to reduce the impact on Lot 46, Block
8.
c. Street G shall be modified to extend to the southerly property line
of the proposed subdivision for future extension.
d. Easements shall be provided for access to Outlot F and to cover the
emergency pond overflow on Lot 6, Block 8.
3. Soils imported to the site, if any, shall be subject to approval by the City
Engineer.
4. The developer shall provide a cash payment in lieu of park dedication.
5. The developer shall provide the City with a Homeowner's Association
agreement including an operation and maintenance agreement for the
wetland signage and buffer areas.
6. Developer shall prepare a Best Management Practices/Environmental
Information brochure with regard to buffer and wetland area requirements.
7. The developer shall submit a revised landscaping plan showing proposed
landscaping on northeasterly and westerly property lines.
8. The developer shall provide a Warranty Deed or otherwise dedicate the
Outlots to the City of Lino Lakes. The conveyance of outlots shall not
constitute satisfaction of the park dedication requirements.
9. The developer shall provide conservation easements covering all proposed
wetland buffer areas.
10. The developer shall provide dedicated right-of-way or permanent
easements covering all proposed temporary cul-de-sacs.
11. The Developer shall provide signage identifying wetlands and wetland
buffer areas.
12. The Developer shall install signage at the end of temporary cul-de-sacs
indicating the future extension of such streets.
13. A phasing plan shall be implemented. Phase 1 development shall be
limited to fifty-two (52) lots in 2002. Phase II development will consist of
the remaining lots in 2003. Nothing herein shall prevent the grading of the
entire site in one phase.
14. All modifications as required by the City Engineer shall be satisfied.
15. All required improvements of Birch Street (CSAH 10), as set forth by
Anoka County, shall be the responsibility of the developer.
16. All federal, state, county, and watershed district permits shall be obtained
prior to commencement of site improvements.
17. The developer shall enter into a Development Agreement with the City
prior to commencement of site improvements.
Adopted by the Lino Lakes City Council this 26th day of August, 2002
Jot fJ. Bergeson, Mayor
ATTEST:
Ann Blair, Citylerk
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* PIONEER
* engineering
LAND SURVEYORS • CIVIL ENGINEERS
2422 Enterprise Drive
Mendota Heights, MN 55120
(651) 681-1914 FAX:681-9488
?,lo Booz
LAND PLANNERS • LANDSCAPE ARCHITECTS
625 Highway 10 N.E.
Blaine, MN 55434
(763) 783-1880 FAX:783-1883
PRELIMINARY PLAT ALTERNATE LAYOUT
OF
STONEYBROOK
27
26
25
2
51
Lino Lakes Public Services Department
600 Town Center Parkway
Lino Lakes, MN 55014
(651) 982-2440 Fax (651) 982-2439
February 5, 2002
TO: Jeff Smyser, City Planner
FROM: Rick DeGardner, ublic Services Director
SUBJECT: Park Board Comments on Stoneybrook Preliminary Plat
After discussing several alternatives, the Park Board is recommending 100 percent cash
dedication for the proposed Stoneybrook Development.
The Park Board looked at several alternatives including:
1. Acquire land for a park along the eastern edge of the development. This may be able to be
connected to additional parkland that is acquired as the property to the east is developed.
However it appears the St. Paul Water Utility Easement would make this difficult. Also, it is
our understanding that substantial wetlands are located to the east of the Stoneybrook Plat.
2
Acquire two lots to provide a small park area for playground equipment. However, the Park
Board didn't want to simply acquire, "less than one -acre park areas," as each development is
created.
3. Designate the recreation complex as the park to service the residents in the Stoneybrook
Development. The recreation complex will provide some leisure opportunities for informal
play such as playground equipment, basketball, and tennis. However, the recreation complei
will be used very intensely by all residents. If the upcoming referendum is unsuccessful, the
recreation complex will most likely not be developed.
When the Comprehensive Park and Trail System Plan was developed, the Stoneybrook property
was located outside the anticipated urban development limits. Therefore, the Park Board has not
had an opportunity to analyze the parks and trails needs for this area of the city. Without the
ability to look at "big picture" it is difficult to determine how this 78 -acre development will fit
within the city's overall, long-range parks and trails plan. Therefore the Park Board is
recommending 100 percent cash dedication.
If the Community Development Department anticipates additional development outside of the
anticipated urban development limits (as indicated in the Comprehensive Parks and Trails Plan)
perhaps we should consider updating the Comprehensive Parks and Trails Plan to address the
need for additional parks and trails.
sw/rick/Park Board Comments on Stoneybrook Preliminary Plat Memo to Smyser.doc
Department of Public Safety
POLICE
David J. Pecchia
Public Safety Director / Chief of Police
Officer Mike Rumpsa
Lino Lakes Police Department
01/21/02
CPTED Reviews
I have reviewed the plans for the Behm Century farm edition, Stoneybrook edition, TCF
bank, and the Marketplace 2nd Addition. I have several comments.
Behm Century Farms Edition: ----— — .___... __... - .----..---. __ _......
• The street names are going to be confusing. For instance: At the present time, we
already have a Pony Ct that intersects Mustang Lane.
• I see from the plans, A Pony Lane and Pony Ct are planned to gain access to
Sunset Ave.
• This is going to cause confusion for Police, Fire and Ambulance.
• I have noticed that Pinto Lane has several small cul-de-sacs. Each of these cul-
de-sacs has a different name. I suggest, if possible, to eliminated Pinto Court and
have those houses keep the Pinto Lane Street name. It appears to me that the lot's
south of Pinto Cove will not be buildable lots, and this will lessen the clutter of
street names we have for this development.
• The new "Mustang" Street names are going to cause confusion because Mustang
Ct and Mustang Lane have already been used for street names south of Palomino
Lane.
• The Mustang Lane, Avenue, Cove, Circle and Mustang Way should be renamed
to eliminate any chance of confusion for emergency personnel.
• I understand that the land developer wants to maximize his/her land usage, but by
looking at the layout of the streets and the names that were assigned to roads, I
see utter confusion for emergency personnel.
Stoneybrook Edition:
• At the present time, the only concern that I have for the development, is the traffic
load that it will pose to Birch St for morning rush hour.
• Much of the traffic heads east on Birch Street to Centerville Rd then south to
I35E. '
• I would recommend a semaphore at the intersection of Birch St and Centerville
Rd to help manage the congestion problem.
640 Town Center Parkway • Lino Lakes, Minnesota • 55014-1182
Public Administration/Records: 651-982-2300 • Fax: 651-982-2399
Department of Public Safety
POLICE
David J. Pecchia
Public Safety Director/ Chief of Police
• The semaphore would provide a break in the Westbound traffic to allow motorists
attempting to gain access from Sherman Lake Rd to Birch St a chance to merge
• into the traffic lane.
TCF Bank:
• I have no comments on TCF at this time. The lighting and landscaping look fine.
... Market Place 2" Addition:- --- - ------ . ---....._•-- _ -_- - . _ .._....__...-- -
• I am not able to comment on this due to the lack of information on the preliminary
plat that I received.
640 Town Center Parkway • Lino Lakes, Minnesota • 55014-1182
Public Administration/Records: 651-982-2300 • Fax: 651-982-2399
Memo
To: Michael Grochalla
From: Marty Asleson
Date: June 27, 2002
Re: Recommendations of the June 26 Environmental Board/Stoneybrook
Environmental Board Meeting Date: June 26, 2002
Topic: Stoneybrook Development/Preliminary Plat
Recommendations:
The Environmental Board made a recommendation that the Preliminary Plat be
denied because of excessive wet characteristics of the site, and incomplete
information needed to process the Plat.
The following comments were made:
• The site is excessively wet.
• Ordinary high water elevations not determined for lots 23-27 adjacent to wetlands 12
and 13.
• The Environmental Board showed concern that there is not sufficient MUSA
available, and that the Comprehensive Plan is not finished yet.
• There has not been a response to the request of the March 27th Environmental Board
for 17 acres of open space.
• There has not been a response to the request of the March 27th Environmental Board
asking that street lighting be downward focussed low intensity and of no spill nature.
• If plat is to go forward, than:
• Reduce Road widths to 29 feet from 32 feet. Recommendation is based
on the Center for Watershed Protection's Better Site Design
Handbook. Attachment 2.
• Page 1
• Additional oak trees should be placed in the SE corner of the Plat. See
attachment 1.
• The buffer areas around the wetland/pond areas should be increased to
10 to 20 feet minimum.
• A more detailed description of the Tree Preservation Plan should be
submitted indicating that protection fence will be installed before any
soil disturbance occurs.
• An agreement has been reached concerning site soils budget, and that
no soils will be exported or imported to the site without discussion and
approvals from City Staff.
• That an environmental information and disclosure brochure be given
to new prospective lot buyers describing the soil and water in the area,
that there may be soft and wet conditions in back yards, and that
buffers have been established around all wetlands and ponds, and that
this means no-mowing, dumping, or changing vegetation (without
approvals from the City), and that all buffer areas will be signed as
such.
• That the City does not loose sight of the Waterworks easement as a
part of a Citywide Greenway System.
Motion to Deny made by Donlin second by O'Connell. All were in favor. Motion
passed.
• Page 2
Memorandum
DATE: July 3, 2002
TO: Mike Grochala
FROM: James E. Studenski, City Engineer ,U
RE: Stoneybrook Subdivision
A preliminary review of the resubmitted documents has been performed. The
submittal included an eight -page revised drawing set dated June 3, 2002, item by item
response letter to city comments plus exhibits dated May 29, 2002, supplemental letter
dated May 31, 2002, and revised fire flow documentation dated June 10, 2002, for the
proposed Stoneybrook Subdivision has been performed. The design generally meets
City requirements. The following comments must be addressed prior to final approval
given for this subdivision:
Watermain:
Watermain lines are to be Class 52 ductile iron pipes in final specifications.
The City of St. Paul requirements for crossing the aqueduct must be submitted.
Confirmation of adequate water system supply is under review.
City will confirm size of watermain extension to the west boundary at Birch Street.
Utilities shall be extended to the project's south boundary in Street G.
The submittal meets all remaining design standards required by the City of Lino
Lakes. Upon receiving the plans and specifications for the project, the specific details
of materials, construction standards, and testing requirements will be reviewed.
Sanitary Sewer:
The sanitary sewer crossings of the watermain are to show at least 18 inches of
vertical separation in final plans.
As defined in the Comprehensive Land Use Plan (Sewer Element), this project is
in Sewer District 1 and 5. Sewer District 1 will service this subdivision and will
provide adequate capacity for the project.
The existing sanitary sewer system has adequate capacity to handle the new
subdivision.
The lift station at Black Duck Drive is scheduled for upgrading which will further
increase and improve the ability to service the area.
Utilities shall be extended to the project's south boundary in Street G.
600 Town Center Parkway, Lino Lakes, Minnesota 55014-1182
Phone: 651-982-2400 • Fax: 651-982-2499 • TDD: 651-982-2410
Stoneybrook Memorandum
Dated July 3, 2002
Page 2 .
The submittal meets all remaining design standards required by the City of Lino
Lakes. Upon receiving the plans and specifications for the project, the specific details
of materials, construction standards, and testing requirements will be reviewed.
Street Standards:
We recommend providing right-of-way for future connections of the street and
utilities to the south of the subdivision at the location of Street G.
Dimensions and easements must be provided for the cul-de-sac on Street B.
Areas below the 30 -mph design criteria will require appropriate signage on final
plans.
The two street access points onto CSAH 10 (Birch Street) is currently under review
by Anoka County. The 2001 City of Lino Lakes Transportation Plan Shows Birch
Street as a Major Collector roadway.
The submittal meets all remaining design standards required by the City of Lino
Lakes. Upon receiving the plans and specifications for the project, the specific details
of materials, construction standards, and testing requirements will be reviewed.
Storm Sewer:
Attached is a memorandum dated July 3, 2002, which addresses the storm sewer
design.
The submittal meets all remaining design standards required by the City of Lino
Lakes. As stated in the memorandum, approval is required from RCWD. Upon
receiving the plans and specifications for the project, the specific details of materials,
construction standards, and testing requirements will be reviewed.
Grading Standards:
General design meets requirements by the City of Lino Lakes. Further review will be
required upon addressing issues as outlined in the storm sewer review.
Documentation of material entering and leaving the site will be necessary prior to
approval of the plans. Minimum ditch grades of 2% will be required.
Recommendation:
The design generally meets City requirements. Upon completion of the above issues,
final approval can be given for the proposed Stoneybrook subdivision.
2
TKDA
TOLTZ, KING, DUVALL, ANDERSON
AND ASSOCIATES, INCORPORATED
ENGINEERS • ARCHITECTS • PLANNERS
MEMORANDUM
To:
1500 PIPER JAFFRAY PLAZA
444 CEDAR STREET
SAINT PAUL, MINNESOTA 55101-2140
PHONE: 651/292-4400 FAX: 651/292-0083
Jim Studenski Reference: Drainage Review
Copies To: for Stoneybrook
From: Stephen W. Hartley
City of Lino Lakes, Minnesota
Date: July 3, 2002 Commission No. 12475-002
The following documents, submitted to the City of Lino Lakes, were used to review the
Stoneybrook site plan:
TKDA Drainage Review memo dated April 9, 2002
Pioneer Engineering response letter dated May 29, 2002
Plan Set dated January 14, 2002, and revised May 30, 2002
HydroCAD Model dated March 6, 2002
After reviewing the above documents, I have the following comments. New comments are
shown in bold:
1. Final construction plans will need to be designed to City Standards. City Standard
Details for storm sewer, sanitary sewer, and watermain will need to be shown in the
plans.
Response letter stated final construction plans will meet City Standards.
2. The detail for the outlet control structure calls for a treated lumber weir. The weir
will need to be concrete.
The detail for the weir now shows the weir as concrete.
An Equal Opportunity Employer
Drainage Review Page 2 July 3, 2002
for Stoneybrook
3. The City's design standards for storm sewer are the following:
Minimum Full Velocity — 3 fps
Minimum Mainline Storm Sewer Size —15" RC pipe
Minimum Culvert Size —1 5" RC pipe
The submitted design seemed to use a minimum full velocity of 2.5 fps and minimum
pipe size of 12" RC pipe.
The storm sewer chart included in the new plan set reflects the above
requirements.
4. The City's Local Water Management Plan calls for ponds to be built with a 15 foot,
10:1 side slope bench. The pond detail submitted show a 10 foot, 10:1 side slope
bench. This detail need to be corrected and the proposed pond adjusted to a 15 foot
wide bench.
The pond detail has been revised to show a 15 -foot, 10:1 side slope bench.
5. The supporting information, soil types, and land use, used to determine the curve
numbers needs to be submitted.
Supporting information was included in the response letter.
6. An SCS TR -55 method should be used to determine the Time of Concentrations, not
the Lag method.
Response letter reiterates the Time of Concentration from the HydroCAD
Model, which was a Lag method computation. An SCS TR -55 method is the
preferred method to calculate Time of Concentrations.
7. Pond 6 is landlocked, according to the model. The 100 -year flood elevation for the
pond will need to be determined allowing for a 100 -year snowmelt, 10 -day runoff of
7.2 inches and a Curve Number of 100.
The flood elevation has been revised to reflect a 100 -year, l0 -day snowmelt
situation. The supporting computations need to be submitted.
Drainage Review Page 3 July 3, 2002
for Stoneybrook
8. Groundwater information was not provided. The City's Local Water Management
plan calls for the minimum floor elevation, including basement to be 4 feet above the
groundwater, 4 feet above the normal water level, or 2 feet above the 100 -year flood
elevation, whichever is greatest. The lowest opening is also required to be at least
1 foot above the emergency overflow.
Response letter stated groundwater levels were being monitored. Has final
determinations been made yet?
9. Approval from Rice Creek Watershed is needed.
The City will need to receive confirmation that Rice Creek Watershed District
has given approval before final approval can be given from the City.
10. Proposed discharge rates to Wetland 11 seem to exceed existing condition
discharge rates to Wetland 11. The use of Wetlands for rate control is
discouraged. Please review Wetland 11 and its drainage.
April 10, 2002
COUNTY OF ANOKA
Public Services Division
HIGHWAY DEPARTMENT
1440 BUNKER LAKE BLVD. N.W., ANDOVER, MINNESOTA 55304-4005
(763) 862-4200 FAX (763) 862-4201
Mike Grochala
City of Lino Lakes
600 Town Center Parkway
Lino Lakes, MN 55014-1182
Re: Preliminary Plat Review
Stoneybrook
Dear Mike:
We have reviewed the preliminary plat of Stoneybrook, to be located south of CSAH 10 (Birch
Street) between Pheasant Hills Drive and Sherman Lake Road, within the City of Lino Lakes,
and I offer the following comments:
Existing right-of-way adjacent to CSAH 10 should be adequate for future reconstruction
purposes (60 ft right-of-way south of CSAH 10 right-of-way centerline).
As proposed, the plat will introduce two (2) new city streets south of CSAH 10. These
streets will line up directly opposite the existing city streets of Pheasant Hills Drive and
Sherman Lake Road, which is acceptable to this department. However, we are
concerned with the increase in the number of turning maneuvers which will occur at both
intersections. As CSAH 10 is a high-speed route (55 mph), and if vehicular conflicts
occur at either intersection as a result of this development, they are likely to be severe in
nature. Currently on CSAH 10, there is a westbound right turn lane and an eastbound
bypass lane at Pheasant Hills Drive, and a westbound right turn lane at Sherman Lake
Road. With the introduction of the south leg of Pheasant Hills Drive with this
development, the eastbound CSAH 10 bypass lane will no longer be an acceptable
measure to handle traffic at the intersection. In addition, the Anoka County Highway
Department has recently had a change in philosophy regarding the accommodation of
county highway needs in conjunction with new development. This section of CSAH 10
was recently overlayed by this department, and no capital improvement projects are
scheduled or planned to occur within the next five (5) years.
Since this development will introduce a significant number of turning maneuvers at the
intersections of Pheasant Hills Drive and Sherman Lake Road, the city and/or the
developer will be required to make improvements to the county highway so that there will
be left, thru and right turn lanes for eastbound and westbound CSAH 10 at both
intersections. The design details for this turn lane construction will need to be reviewed
and approved by this department, prior to the issuance of any permits for the new
access points or permits for work within the county right-of-way. The city and the
Affirmative Action / Equal Opportunity Employer
Mike Roshell
Preliminary Plat Review Stoneybrook
April 10, 2002
Page 2
developer should plan on arranging a meeting with us to discuss and determine these
design details.
No driveways will be permitted onto CSAH 10, and all access for this development shall
be made via Pheasant Hills Drive and Sherman Lake Road. The right -of -access along
CSAH 10 shall be dedicated to Anoka County, with exceptions at the two (2) new local
roadways. It appears that there are sight distance obstructions at both new intersections
on CSAH 10. The city and/or the developer shall ensure that the applicable sight
distance requirements are met to the greatest extent possible for this development.
Drainage calculations and detailed grading, drainage and erosion control plans are
required and must be submitted to this department for review and approval. The post -
developed rate/volume of discharge shall not exceed the pre -developed rate/volume of
discharge for the 10 -year frequency storm, utilizing the "SCS Method" of design. If
culverts are required within the county right-of-way, they shall include 6:1 safety grates
and aprons.
If any trails are to be constructed along CSAH 10 in conjunction with this development,
the design and location of the trail within the county right-of-way shall be reviewed and
approved by this department.
It should be noted that residential land use adjacent to highways will usually result in
complaints regarding traffic noise. Traffic noise at this location could exceed Noise
Standards established by the U.S. Department of Housing and Urban Development and
the Minnesota Pollution Control Agency. Anoka County policy regarding new
developments adjacent to existing county highways prohibits the expenditure of highway
funds for noise mitigation measures. The city and/or the developer should assess the
noise situation and take any action deemed necessary to minimize associated impacts
at this site from any traffic noise.
A permit is required and must be obtained prior to the commencement of any
construction. License Permit Bonding, Method of Construction, Design Details, Work
Zone Traffic Control, Restoration Requirements and Follow-up Inspections are typical
elements of the permitting process. Please contact Roger Butler, Traffic Engineering
Coordinator, or Josie Scott, Permit Technician for further information regarding the
permit process.
Please not that we are concerned with the safety issues that may occur on CSAH 10 as a result
of this development. In the past, the neighborhoods along CSAH 10 have been rather vocal in
voicing their concerns about this corridor. It is our hope that the City of Lino Lakes will take this
into account, and have a supportive, proactive approach toward dealing with the
recommendations for this development that have been outlined above. We look forward to
Mike Roshell
Preliminary Plat Review Stoneybrook
April 10, 2002
Page 3
addressing these issues with the city and the developer until a favorable outcome for both the
transportation system and the development can be achieved. Thank you for the opportunity to
comment. If you have any questions, please feel free to contact me.
Sincerely,
Jane Pemble
Traffic Engineer
xc: Doug Fischer, P.E., Director of Highways
Tom Hornsby, Traffic Services Superivisor — Signs
Roger Butler, Traffic Engineering Coordinator
Mike Kelly, Chief Right -of -Way Agent
Josie Scott, Permit Technician
Larry Hoium, County Surveyor
2002 City of Lino Lakes File
JUL-IV-CMG 11:7•
SAINT PAUL
REGIONAL
WATER
SERVICES
Date: July 10, 2002
H1N1 YHUL WHItX UTILITY 651 292 7811 P.01/02
-7 -10 --zoo .2_
Engineering Division
8 4th St E Suite 400
Saint Paul MN 55101
Voice: 651- 266-6270
Fax: 651- 292-7811
FACSIMILE COVER SHEET
Total Number of Pages: 2
PLEASE DELIVER TO: FROM:
Brian Krystofiak
Pioneer Engineering, P.A.
Phone: 763-489-2271
Fax: 763-783-1883
Bill Tschida
phone: 651-266-6265
REMARKS:
Saint Paul Regional Water Services (SPRWS) has reviewed the plans for the Stoneybrook development,
as received on July 10, 2002, and has the following comments regarding a future roadway and utility
crossing of the Board of Water Commissioners easement at Street B extended:
1. The raw water conduit located in the easement area will require protection in the form of an 8 -
inch reinforced concrete mat as show on the attached Exhibit "B".
2. A driveway access on both sides of the roadway must be provided to retain the ability of
SPRWS crews to travel north and south with equipment.
3. A removable barrier such as a gated fence must be provided along both sides of the roadway
within the easement area to discourage access from the roadway yet allow SPRWS crews to
transport equipment over the roadway.
4. Utility crossings, as well as plans addressing the above requirements, must be approved in
advance of construction.
5. A Rider to Agreement between the Board and the City of Lino Lakes granting permission for
a crossing and specifying the above and other conditions must be executed prior to
construction in the easement area.
You can reach me at 651-266-6265 to discuss questions of concerns.
_ : Hard copy will follow via U.S. Mall
X : Hard copy will not follow via U.S. Mail
STAFF ORIGINATOR:
CITY COUNCIL
MEETING DATE:
TOPIC:
ACTION REQUIRED:
BACKGROUND
AGENDA ITEM 7A
Michael Grochala
July 22, 2002
Resolution 02-77, Approving MUSA Allocation
First Reading of Ordinance 07-02, Approving
Rezoning from R, Rural to R -1X, Single Family
Executive
Resolution 02-78, Approving Preliminary Plat
(Stoneybrook)
3/5 Vote — MUSA Allocation
3/5 Vote — Rezoning
3/5 Vote — Preliminary Plat
Tollefson Development, Inc., has submitted an application for preliminary plat approval
of Stoneybrook, a 102 lot single family residential subdivision. The request also requires
approval to allocate MUSA to the site and a Rezoning from R, Rural District to R -1X,
Single Family Executive Residential District.
The site is located adjacent to and south of Birch Street and a quarter mile west of
Centerville Road.
This review is based on the following revised submittals prepared by Pioneer Engineering
and received by the City on June 5, 2002:
Preliminary Plat, revised May 29, 2002
Existing Conditions Plan, dated January 14, 2002
Preliminary Site/Utility Plan, revised May 30, 2002
Preliminary Grading and Erosion Control Plan, revised May 30, 2002
Detail Sheet, revised May 30, 2002
And
Preliminary Landscaping Plan prepared by Pioneer Engineering, dated March 7, 2002
and received by the City on March 11, 2002.
Wetland Delineation Report prepared by Barr Engineering, dated August 16, 2001, and
received by the City on March 27, 2002.
Geotechnical Report prepared by American Engineering Testing, Inc., dated February 28,
2002 and received by the City on March 27, 2002.
Wetland Replacement Plan prepared by Barr Engineering, dated March 2002, and
received by the City on March 27, 2002.
ANALYSIS
Project Overview
Project Data: Total Site Area:
Upland Area:
Number of Lots:
Gross Density:
Net Density (Upland Only)
Existing Land Use:
78.07 acres
54.73 acres
102 Single Family Residential Lots
6 Outlots
1.30 units/acre
1.86 units/acre
The project consists of a 78 acre parcel that is currently in agricultural use containing
approximately 19 acres of wetland. Surrounding land uses include sewered residential to
the north (Pheasant Hills Preserve), unsewered large lot residential to the west and south,
and a single family dwelling, pasture and wetland to the east.
Land Use Plan:
Zoning:
The project site is currently zoned R, Rural District. Surrounding zoning includes R -1X,
Single Family Executive to the north, and R, Rural to the east, west and south.
Preliminary Plat:
Lot Size. The minimum lot size of the R -1X District is 12,825 square feet of buildable
land. All lots meet or exceed this provision.
Stoneybrook
Page 2
Comprehensive Plan (1990)
Comprehensive Plan (2001)
Site
Rural
Low Density Sewered Residential
(Growth Area 1)
North
Single Family Residential
Low Density Sewered Residential
East
Rural
Low to Medium Density Residential
(Growth Area 2)
South
Rural
Low Density, Unsewered Residential
West
Rural
Low Density, Unsewered Residential
Zoning:
The project site is currently zoned R, Rural District. Surrounding zoning includes R -1X,
Single Family Executive to the north, and R, Rural to the east, west and south.
Preliminary Plat:
Lot Size. The minimum lot size of the R -1X District is 12,825 square feet of buildable
land. All lots meet or exceed this provision.
Stoneybrook
Page 2
Lot Depth. The minimum lot depth is 135 feet. Double frontage lots are required to have
a minimum lot depth of 145 feet. All lots meet or exceed these provisions.
Lot Width. The minimum lot width is 90 feet for standard lots and 115 feet for corner
lots. All lots meet or exceed these standards.
Outlots. There are six outlots included in the proposed subdivision. The outlots cover
the majority of ponds and wetland areas. The applicant is proposing to dedicate all
outlots to the City. The applicant should be aware that the dedication of outlots to the
City will not be accepted in fulfillment of park dedication (payment in lieu) requirements.
Setbacks. The required setbacks established in the R -1X District are the greater of the
following: 40 feet (Collector or Arterial Street), 30 feet (Local Street), 30 feet (front
yard), 30 feet (rear yard), and ten feet (side yard - principal building). The lots have
adequate dimensions to meet required setbacks.
In addition, pond and wetland areas will mandate a significant setback between proposed
building sites and existing homes on adjacent properties. However, the building pad for
Lot 2, Block 4 extends to within 18 feet of the existing wetland and proposed 100 year
High Water Elevation. While the City has no requirements with regard to wetland
setbacks, staff recommends that the building pad, on this lot, be modified to maximize
the usable yard space.
Street and Block Design.
Two accesses to the site, from Birch Street, are proposed at the existing Pheasant Hills
Drive and Sherman Lake Road intersections. Street A extends southerly into the
development from Birch Street, loops back and ties into Street B. Street B is proposed to
extend from Birch Street to the easterly property line of the development to provide a
connection for future development to the east. There are five cul-de-sacs proposed that
intersect with either Street A or B.
The proposed extension of Street B easterly has been evaluated to determine its
feasibility. The proposed alignment appears to allow the street to service the adjacent
property with minimal potential wetland impacts. Staff is recommending that the curve
radius of the street be modified to further minimize potential wetland impacts.
The future extension of Street B will require the crossing of the St. Paul Regional Water
Services (SPRWS) easement. SPRWS has reviewed the proposal and provided the City
with the requirements that will need to be satisfied when the extension takes place.
Based on their review the extension does appear to be feasible.
The proposed temporary cul-de-sac should be extended easterly to abut the property line.
The cul-de-sac design should be modified to extend into Lot 3, Block 2, rather than Lot
46, Block 8 due the larger upland area on Lot 3. A permanent easement will be required
to allow a cul-de-sac to be constructed until such time as the street is extended. Signage
will be located at the street terminus indicating the future extension of the street.
Stoneybrook Page 3
Street A is proposed as a large loop in the southern half of the development. While this
section has two access points they form the same intersection and create a situation
similar to a long cul-de-sac. Staff has evaluated other alignment options, however it
appears that these would cause additional wetland impacts. Staff has reviewed this issue
with the Public Safety Department and the Centennial Lakes Fire Department and
determined that there are no access concerns with the proposed layout.
Staff is also recommending that the applicant provide a street stub alignment to the south
of the development in the approximate location of Street G. This would allow for a
future connection with East Holly Drive. The 2001 Transportation Plan identifies East
Holly Drive as a future Minor Collector and proposes its future connection with Holly
Drive to the west and southerly to Ash Street (County J). While these projects are not
planned in the near term, it would be practical to reserve the option to connect this
subdivision to Holly Street in the future. It appears that an alignment option is available
that would minimize impacts to existing properties to the south. It is likely that the
connection would not be made until development takes place to the south.
Street Width. In response to comments received by Rice Creek Watershed District the
Developer is requesting a reduction in the City's standard street width to reduce
impervious surface. The City currently requires a thirty-two (32) foot street width. The
developer is requesting a twenty-nine (29) foot width. Section 302 of the City Code
states that the City Council may permit variations from the street construction standards.
�-- Staff has evaluated the request and determined that the proposed twenty-nine foot width
would be sufficient to handle local traffic needs within the development. However, it
does appear that parking would need to be limited to a single side to insure emergency
vehicle access. Additionally, the reduction in street width coupled with a curvilinear
design of the subdivision's streets may reduce visibility of on -street pedestrian
movements. Sidewalks along Street A and Street B may be necessary to alleviate this
concern.
The Environmental Board recommended reducing the street width. The Planning &
Zoning board recommended that the street width be constructed to the city standard 32
foot width.
Grading and Drainage. The City Engineer has completed review of the Grading and
Drainage Plan. His comments, dated July 3, 2002, are attached. A Rice Creek
Watershed District (RCWD) Land Development Permit is also required.
The City's Local Water Management Plan calls for the minimum floor elevation,
including basement to be 4 feet above the groundwater, 4 feet above the normal water
level, or 2 feet above the 100 year flood elevation, whichever is greatest. The plan
appears to satisfy these requirements based on the proposed normal and highwater levels.
The developer is currently monitoring existing groundwater elevations for verification.
Final adjustments will be made with the final grading plans.
Stoneybrook Page 4
Mitigation sites are proposed to be fenced off after grading is completed to restrict
construction traffic. If soils are to be brought to the site they must be consistent with
existing soil types.
Utilities. The City Engineer has completed review of the Utility Plans. His comments,
dated July 3, 2002, are attached. Sanitary Sewer is proposed to be extended to the site
from its existing location in Sherman Lake Road, north of Birch Street. Water will be
provided by connection to the existing 16" trunk water main lying adjacent to the
property on the south side of Birch Street. The water main is proposed to be looped back
to the system by crossing Birch Street at Pheasant Hills Drive.
Adequate capacity exists in the sanitary sewer system to service the proposed
development. In addition, the Black Duck Lift Station, which services the area, is
scheduled for replacement in 2003.
Drainage and Utility Easements. Drainage and Utility easements are proposed being five
feet in width and adjoining lot lines, and 10 feet in width and adjoining street lines and
rear lot lines as required. Drainage and Utility easements covering the 100 year High
Water Level and those covering underground storm sewers are subject to review and
approval by the City Engineer. Easements should be provided to access all pond and
wetland areas. Specifically, an easement should be provided for access to Outlot F and
covering the emergency pond overflow on Lot 6, Block 8.
�-- Parkland Dedication. The Park Board discussed the proposed subdivision at its February
4, 2002 meeting. The board is recommending 100% cash payment in lieu of parkland
dedication. As explained in the Public Services Director's February 5, 2002 memo
(attached) the proposed development lies outside the planning limits of the
Comprehensive Park and Trail System Plan. The Park Board looked at several
alternatives and recommended the payment in lieu as the preferred option.
Floodplain. Portions of the site lie within a Flood Plain Zone A. Zone A represents areas
of 100 year flood where base flood elevations have not been determined. The City's
Floodplain Management Ordinance requires that all principal structures be located no
lower than one foot above the regulatory flood protection elevation.
The submitted grading plan identifies proposed 100 year High Water Level elevations.
The Rice Creek Watershed District's 1998 Calibration Study identifies the regulatory
flood elevation for this area as 887.6. As currently proposed, all lot pads are located
entirely above this elevation and all first floor elevations satisfy the flood plain
requirements.
The proposal is subject to the review and approval of the City Engineer and Rice Creek
Watershed District. If the proposed subdivision is approved, the Developer will be
required to make application to FEMA for a Letter of Map Amendment (LOMA) or
Stoneybrook Page 5
Letter of Map Revision (LOMR) to revise the existing Flood Plain maps consistent with
the proposed grading.
Wetlands.
The project site contains 19.39 acres of wetland. 2.06 acres of wetland are proposed to
be impacted by the site development. The wetland mitigation will take place on-site, by
creating two new wetlands and three water quality ponds, which will have a total area of
2.51 acres and 3.27 acres, respectively. A portion (.20 acres) of one of the existing
wetland areas will be converted from Type 2 wet meadow to a Type 3 shallow marsh
wetland to help facilitate site drainage.
The developer is proposing to install signs, delineating the wetland edge, at property
corners or where the wetland edge changes drastically within a lot. Approximately 35 to
40 signs will be installed (one sign per two homes) along the wetland edge. The signs
will designate the area as a protected wetland zone. The sign will also inform
homeowners that moving or cutting beyond the sign is not allowed. The plans also
delineate a wetland buffer easement adjacent to wetland to provide additional transition
from cultured lawns to native vegetation. The developer is proposing the establishment
of a Homeowner's Association to maintain all buffer areas and applicable signage. The
developer should also make available to all lot purchasers a Best Management
Practices/Environmental information brochure identifying purpose of buffer areas, soil
and water conditions in infiltration areas, as well as limitations on use of buffer and
wetland areas.
The application also includes a Monitoring Plan that provides for monitoring of the
newly created wetlands for a 5- year period. The report will be submitted to Rice Creek
Watershed District (RCWD) on a yearly basis. The RCWD is the Regulatory
Government Unit (RGU) for administration of the Wetland Conservation Act.
Security should be required within the development agreement to insure installation of
signs as well as the required monitoring. This requirement will need to be coordinated
with the RCWD.
All exposed soils above the Normal Water Level should be seeded with mixes consistent
with City of Lino Lakes seed mixtures. The applicant should coordinate seed types with
the City's Environmental Specialist.
Tree Preservation. The site contains a number of Oaks in the extreme southeast corner,
along the westerly property line and one on the north side adjacent to Birch Street. There
is no anticipated tree loss as part of this project. The grading plan identifies the
installation of fencing along the drip line of the trees. Installation of tree preservation
measures will be required before grading activity on the site. The developer should
coordinate all tree preservation activities with the City's Environmental Specialist.
Stoneybrook Page 6
CEPTED. Officer Mike Rumpsa prepared a review on January 21, 2002 (attached). He
expressed concern with the additional traffic load on Birch Street, particularly with
morning rush hour traffic.
Landscaping. A landscaping plan for screening along Birch Street has been submitted as
required. The plan consists of a combination of deciduous and coniferous trees. The
City's Environmental Specialist is recommending replacement of the proposed Colorado
Spruce with the White Spruce.
The developer is also proposing to add an additional coniferous tree buffer along the
northeasterly and westerly property lines in response to adjacent property owner
concerns.
Wildlife Impacts. The recently completed Wild Land Urban Interface study included a
wild life assessment of the City of Lino Lakes. Results of this study indicate that there
are no significant wildlife issues identified on the Stoneybrook site. Sandhill Cranes have
been sighted in a large wetland complex southeast of the development property. The
upland area in the southeast corner of the site will act as a buffer to potential Sandhill
Crane nesting in this area.
Phasing. The applicant is proposing to phase the development over two years. 52 lots
are proposed for development in 2002. The remaining 50 lots would be developed in
2003.
Environmental Assessment Worksheet (EAW). The proposed subdivision does not
surpass the mandatory thresholds for an EAW and therefore is not required.
Rice Creek Watershed District (RCWD). The developer has made application to the
RCWD for approval of a Land Development Plan and a Wetland Alteration Plan. The
RCWD has approved a TWAFAA (Table with Authorization for Administrative Action)
for the proposed development.
Anoka County. The County has completed its review of the proposed development. The
County will require improvements to Birch Street (CSAH 10) so that there will be left,
through and right turn lanes for eastbound and westbound CSAH 10 traffic at both the
Sherman Lake Road and Pheasant Hills Drive intersections. The developer will be
required to make these improvements as part of this development.
MUSA Allocation:
The applicant is requesting the allocation of approximately 54.73 acres of MUSA to
service the proposed development. In 1996, the Metropolitan Council provided the City
of Lino Lakes with a 150 acre "MUSA Reserve". The reserve was intended to
accommodate some limited development within specified areas of the City until the
updated Comprehensive Plan, including the transportation element, was completed.
There are approximately 15.7 acres remaining in the City's MUSA Reserve. An existing
Stoneybrook Page 7
development proposal, currently being reviewed by the City (Pheasant Hills Preserve 12th
Addition) has requested 4.5 acres. This potentially leaves the City with 11.2 acres until
the Comprehensive Plan is approved by the Metropolitan Council. This amount is
insufficient to cover the requested allocation of 54.73 acres.
The City's 2001 Comprehensive Plan is currently being reviewed by the Metropolitan
Council. As part of the plan, the City is requesting an additional 359 acres of MUSA to
service future development through 2010. Upon approval of the 2001 Comprehensive
Plan Update, by Metropolitan Council, the proposed residential development would be
eligible for the MUSA Allocation of 54.73 acres based on the following findings:
1. The application for 54.73 acres of MUSA is being made in conjunction with the
request for preliminary plat approval.
2. The applicant has requested an R -1X zoning designation be applied to the proposed
development consistent with the proposed land use contained in the 2001
Comprehensive Plan. Such request has been made in conjunction with the
preliminary plat request.
3. The property lies immediately south of Pheasant Hills Preserve, which is within the
existing MUSA. The property lies within a Stage 1 growth area as defined in the
2001 Comprehensive Plan.
4. Development of the property is considered a natural utility extension. Existing
utilities are located immediately to the north of the site.
5. Development of the property is considered a natural extension of existing roadways.
Proposed roadways into the site will connect with the existing Pheasant Hills Drive
and Sherman Lake Road.
6. Development of the property is environmentally compatible with the surrounding
area. The proposed development has minimized impacts to existing wetlands and tree
cover on the site. Approximately 21.44 acres of the 78.07 acre site (27%) will remain
undeveloped.
7. The proposed development lies outside the scope of the City's 1992 Park and Trail
Plan. The City's Park Board has evaluated the proposed development and
recommended a 100% cash park dedication.
8. The Development is consistent with the City's Comprehensive Water and Sewer Plan.
9. Development of the property shall not adversely affect the health, welfare, and
general safety of the community.
Stoneybrook Page 8
10. Birch Street (CSAH 10) is adequate to handle the additional traffic generated by the
proposed development subject to the improvements specified by Anoka County. The
developer will be responsible for the necessary upgrades to CSAH 10.
11. The project is proposed to be phased over two years. The phasing plan calls for 52
lots in 2002 and 50 lots in 2003.
Rezoning:
As previously indicated, the applicant has requested the rezoning of the subject property
from R, Rural to R -1X, Single Family Executive.
In consideration of rezonings, the Planning and Zoning Board must consider possible
adverse effects of the proposed amendment based on the following criteria:
1. The proposed action has been considered in relation to the specific policies and
provisions of and has been found consistent with the official City Comprehensive
Plan.
Comment: The proposed rezoning is consistent with the City's 2001
Comprehensive Plan. The proposed R -1X zoning is consistent with the Low
Density Sewered Residential Land Use designation for the property. The
rezoning shall be contingent upon Metropolitan Council Approval of the 2001
Comprehensive Plan.
2. The proposed use is or will be compatible with present and future land uses of the
area.
Comment: The proposed R -1X single family residential zoning is consistent with
existing and proposed land uses of the area. The proposed gross development
density of 1.30 units per acre provides for a suitable transition from surrounding
large lot residential developments.
3. The proposed use conforms with all performance standards contained herein.
Comment: The proposed residential subdivision is in conformance with all
applicable performance standards.
4. The proposed use can be accommodated with existing public services and will not
overburden the City's service capacity.
Comment: The proposed use can be accommodated by existing public services.
5. Traffic generation by the proposed use is within capabilities of streets serving the
property.
Stoneybrook Page 9
Comment: The proposed use will require the installation of left and right turn
lanes on Birch Street (CSAH 10) at Pheasant Hills Drive and Sherman Lake
Road. The developer will be responsible for making these improvements.
Environmental Board.
The City's Environmental Board reviewed the request on March 27, 2002 and June 26,
2002 and recommended denial of the request due to excessive wet characteristics of the
site, and incomplete information needed to process the plat. Note: All information
required has been submitted by the developer. They also submitted recommendations to
consider if the proposal is approved. These comments are attached and, where
applicable, have been incorporated in this report.
Planning and Zoning Board
The Planning and Zoning Board held a public hearing and reviewed the proposal at its
July 10, 2002 regular meeting. The Board recommended approval of the Rezoning and
Preliminary Plat with the conditions included in the staff recommendation.
The Board also recommended approval of the MUSA allocation with the following
conditions:
a. Allocation of MUSA shall be subject to the approval of the City's 2001
Comprehensive Plan by the Metropolitan Council.
b. That the City demonstrates the need, consistent with the Comprehensive
Plan, for the growth population numbers of 3.47 people per home,
including the census data of homes built from 2000 to current, as well as
what's included in already approved homes for the lot inventory.
RECOMMENDATION
Based on the findings contained in this report and subject to the conditions listed below,
staff recommends the following:
A. Approval of the MUSA Allocation subject to the following conditions:
1. Allocation of MUSA shall be subject to the approval of the City's 2001
Comprehensive Plan by the Metropolitan Council.
B. Approval of the Rezoning from R, Rural District to R -1X, Single Family
Executive District subject to the following conditions:
1. The Rezoning shall not be effective until 30 days following publication of
the ordinance. The ordinance shall not be published until the Metropolitan
Council has approved the City's 2001 Comprehensive Plan.
Stoneybrook Page 10
C. Approval of the Preliminary Plat subject to the following conditions:
1. The MUSA Allocation and Rezoning are approved.
2. Approval of the City's 2001 Comprehensive Plan by Metropolitan
Council.
3. A revised preliminary plat shall be submitted containing the following
modifications:
a. The alignment of Street B shall be modified to reduce potential
wetland impacts from its easterly extension, subject to staff review.
b. The proposed Street B cul-de-sac shall be extended to the easterly
property line and modified to reduce the impact on Lot 46, Block
8.
c. Street G shall be modified to extend to the southerly property line
of the proposed subdivision for future extension.
d. Easements shall be provided for access to Outlot F and to cover the
emergency pond overflow on Lot 6, Block 8.
4. Soils imported to the site, if any, shall be subject to approval by the City
Engineer.
5. The developer shall provide a cash payment in lieu of park dedication.
6. The developer shall provide the City with a Homeowner's Association
agreement including an operation and maintenance agreement for the
wetland signage and buffer areas.
7. Developer shall prepare a Best Management Practices/Environmental
Information brochure with regard to buffer and wetland area requirements.
8. The developer shall submit a revised landscaping plan showing proposed
landscaping on northeasterly and westerly property lines.
9. The developer shall provide a Warranty Deed or otherwise dedicate the
Outlots to the City of Lino Lakes. The conveyance of outlots shall not
constitute satisfaction of the park dedication requirements.
10. The developer shall provide conservation easements covering all proposed
wetland buffer areas.
11. The developer shall provide dedicated right-of-way or permanent
easements covering all proposed temporary cul-de-sacs.
12. The Developer shall provide signage identifying wetlands and wetland
buffer areas.
13. The Developer shall install signage at the end of temporary cul-de-sacs
indicating the future extension of such streets.
14. A phasing plan shall be implemented. Pending Comprehensive Plan
approval, Phase 1 development shall be limited to fifty-two (52) lots in
2002. Phase II development will consist of fifty (50) lots in 2003.
Nothing herein shall prevent the grading of the entire site in one phase.
15. All modifications as required by the City Engineer shall be satisfied.
16. All required improvements of Birch Street (CSAH 10), as set forth by
Anoka County, shall be the responsibility of the developer.
Stoneybrook Page 11
17. All federal, state, county, and watershed district permits shall be obtained
prior to commencement of site improvements.
18. The developer shall enter into a Development Agreement with the City
prior to commencement of site improvements.
ATTACHMENTS
1. Resolution No. 02-77, MUSA Allocation
2. Ordinance No. 07-02, Rezoning
3. Resolution No. 02-78, Preliminary Plat
4. Preliminary Plat
5. Utility Plan
6. Grading Plan
7. Landscape Plan
8. Phasing Plan
9. Alternate Street G Layout
10. Park Board Memorandum
11. CEPTED Review Letter
12. Environmental Board Memorandum
13. City Engineer's Review
14. Anoka County Review
15. St. Paul Regional Water Services
Stoneybrook Page 12