09/05/1979 P&Z Minutes - Laserfiche WebLink

Home Search

39 Paga_4-:: Planning and Zoning Commission September 5, 1979 property, felt this would not be a problem. *(remainder of paragraph•contin, ued on top of page 5.) Mr. Gotwald felt that unless there was a real reason for changing the zoning, other than the land use plan, the City should avoid doing it in view of the expenses of a court case. Also if the City was looking at public hearings, they would have to send out notices to every owner along the whole strip; there would be many in favor, 2 but many opposed,,and the City could find that in the final analysis it was not worthwhile. Mr. Johnson pointed out that the land use plan was meang- less without the zoning, and Mr. Heath suggested that the residents be given their choice. Mr. Short indicated that the Courts have emphasized that the rezoning should be based on a logical reason and that it be for the benefit of the general health, welfare and safety of the community; the most practical way to show the logic behind the rezoning was in the land use plan. Mayor. Karth suggested taking Highway 8 in sections and having public hearings on each section for the rezoning. Also considering the City would be enforcing no R-1 use in commercial zones, undeveloped land that wasn't that desirable as commercial could be rezoned for residential use depending on how people felt. Mr. Gotwald pointed out that at one time commercial land was worth far more than residential but that •this was not necessarily true any more, especially when it was spilt up to 3 lots an acre for residential. However, Mayor Karth indicated that would be in sewered areas only. Mr. Johnson asked if the City had provided any in- centives for commercial development such as a moratorium on taxes; Mayor Karth indicated that none. of the suburbs had been doing that, as they had become more popular as locations for business. He felt potential business was more interested in a City Council which was willing to work with them and discussed in detail the recent plans for a business to move into Lino Lakes and the various problems affecting their decision. Mr. Short reviewed the other factors affecting industrial development. The existing patterns of development were industrial: Feedrite, Moline, the in- dustrial park, and the light industrial activity that occurred at the Rehab- i.l;;-c]tion Center. Any industrial use would then be compatible with adjacent land uses. Direct access was important for trucking, so they would not be cutting through residential areas. Also important were soils that would not be too restrictive, and sufficient developable acreage that would accomodate industrial land usage, in the sense that more land is needed for an indust- rial usage than for residential. As far as public utilities, the area was in the proposed Urbqn Service District 11, if that developed as planned. Mr. Short had concentrated on the existing area because of these factors, but in the 1974 land use plan, industry was recommended at the interchange of Main and 1-35 E. Currently Centerville was proposing industry in that area, because it was near the interchange and sewer was available, and because the marginal land, unsuitable for basements, could be used with slab construction. Thus industrial in this area would be compatable with adjacent land uses. There would be good access, but no sewer and water. Mr. Johnson asked if Centerville could provide sewer for the area, but Mr. Short indicated it would not be possible. Mr. Gotwald noted there was no pipe there, and a quarter of a mile south of County Road 14 there was a lift station. The sewer crossed County Road 54, but this was a forced main, which couldn't be used. The main Metro lift station was located on the main Forest Lake/ White Bear interceptor to the east of the freeway. The area to the west side of the freeway could be handled by gravity to Centerville.